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PC_2004-06-15_AgendaPacket
CITY OFATASCADERO PLANNING COMMISSION AGENDA Regular Meeting June 15, 2004 — 7:00 P.M. City of Atascadero Pavilion on the Lake 9315 Pismo Ave. - Atascadero, California CALL TO ORDER Pledge of Allegiance Roll Call: Chairperson Kelley Vice Chairperson Jones Commissioner Fonzi Commissioner Peterson Commissioner Beraud Commissioner O'Keefe Commissioner Porter APPROVAL OF AGENDA PUBLIC COMMENT (This portion of the meeting is reserved for persons wishing to address the Commission on any matter not on this agenda and over which the Commission has jurisdiction. Speakers are limited to five minutes. Please state your name and address for the record before making your presentation. The Commission may take action to direct the staff to place a matter of business on a future agenda) CONSENT CALENDAR (All items on the consent calendar are considered to be routine and non -controversial by City Staff and will be approved by one motion if no member of the Commission or public wishes to comment or ask questions) 1. APPROVAL OF MINUTES OF THE REGULAR PLANNING COMMISSION MEETING ON JUNE 1, 2004. COMMUNITY DEVELOPMENT STAFF REPORTS PUBLIC HEARINGS (For each of the following items, the public will be given an opportunity to speak. After a staff report, the Chair will open the public hearing and invite the applicant or applicant's representative to make any comments. Members of the public will be invited to provide testimony to the Commission following the applicant. Speakers should state their name and address for the record and can address the Commission for five minutes. After all public comments have been received, the public hearing will be closed, and the Commission will discuss the item and take appropriate action(s).) 2. Conditional Use Permit 2004-0125,14595 El Monte Water Tank Applicant: Atascadero Mutual Water Company, 5005 El Camino Real, Atascadero, CA 93422 Project Title: Phone: 466-2428 Project Title: CUP 2004-0125, New Water Storage Tank Project 14595 El Monte Road, Atascadero, CA 93422 Location: (San Luis Obispo County) APN 050-361-005 Project The proposed project consists of a new water storage tank on a vacant lot. The site contains Description: several native oak trees and native vegetation. No native trees are to be removed; however, seven oak trees will be impacted. Onsite grading will require approximately 701 cubic yards of cut and 644 cubic yards of fill. The lot contains a shared access easement from El Monte Road. General Plan Designation: RS Zoning District: SE Environmental Begins: May 20, 2004 Review Dates: Ends: June 8, 2004 Proposed Based on the initial study prepared for the project, a Mitigated Negative Declaration is Environmental proposed. The proposed Mitigated Negative Declaration is available for public review from Determination: 5/20/04 through 6/08/04 at 6905 El Camino Real #6, Community Development Department, Proposed from 8:00 a.m. to 5:00 p.m., Monday through Friday. 3. Conditional Use Permit 2004-0124, Morro Road Office Buildings Applicant: Midland Pacific Building, 6955 El Camino Real, Atascadero, CA 93422, Phone: 466-5100 Project Title: Conditional Use Permit 2004-0124 Project Morro Rd. (Between Atascadero Ave. and Curbaril Ave.) Atascadero, CA 93422 Location: APN 031-052-032, 036 & 037 Project The proposed project consists of an application for a Conditional Use Permit for a professional office - Description: building complex located on 1.76 acres within the Commercial Professional Zone. Five new buildings are proposed on site as follows: Building #1 includes approximately 5000 square feet of office space located along the Morro Rd frontage. Buildings 2 and 3 include 5260 square feet of office space on the lower floor and 5476 square feet on the upper floor. Building 4 includes 4087 square feet of office space. Building 5 includes 3425 square feet on the lower level and 3420 square feet on the upper floor. General Plan Designation: General Commercial (GC) Zoning District: Commercial Professional (CP) Environmental Begins: May 24, 2004 Review Dates: Ends: June 14, 2004 Proposed Based on the initial study prepared for the project, a Mitigated Negative Declaration is proposed. The Environmental proposed Mitigated Negative Declaration is available for public review from 5/24/04 through 6/14/04 Determination: at 6905 El Camino Real, Suite 6, Community Development Department, from 8:00 a.m. to 5:00 p.m., Monday through Friday. 4. Zone Chante 2003-0046, 2325 El Camino Real Outlets Phase 2 Amendment 22 -lot PD -7 Applicant: Jeff Borges, 625 Wild Oats Way, Templeton, CA 93465; Phone: 434-3738 Project Title: Zone Change 2003-0046, Conditional Use Permit 2003-0046, Tentative Tract Map 2003-0037 for a residential and commercial subdivision with a Planned Development #7 Overlay Zone. Project Location: 2325 El Camino Real, Atascadero, CA 93422 (San Luis Obispo County) APN 049-151-037. Project The proposed project consists of an application for a Zone Change, Conditional Use Permit, and Description: Tentative Tract Map for a planned development 22 -lot subdivision consisting of 16 single-family homes, a landscaped tot lot, and 5 commercial lots, each with a 2 -story commercial building on a 4.0 -acre site. General Plan Designation: General Commercial, Residential Multifamily -10 Zoning District: Commercial Retail, Medium -Density Residential Environmental Begins: May 24, 2004 Review Dates: Ends: June 14, 2004 Proposed Based on the initial study prepared for the project, a Mitigated Negative Declaration is proposed. Environmental The proposed Mitigated Negative Declaration is available for public review from 5/24/04 through Determination: 6/14/04 at 6905 El Camino Real, Suite 6, Community Development Department, from 8:00 a.m. to 5:00 p.m., Monday through Friday. COMMISSIONER COMMENTS AND REPORTS DIRECTOR'S REPORT ADJOURNMENT The next regular meeting of the Planning Commission will be on July 6, 2004, at the Pavilion on the Lake, 9315 Pismo Avenue, Atascadero. Please note: Should anyone challenge in court any proposed development entitlement listed on this Agenda, that person may be limited to raising those issues addressed at the public hearing described in this notice or in written correspondence delivered to the Planning Commission at, or prior to this public hearing. City of Atascadero WELCOME TO THE ATASCADERO PLANNING COMMISSION MEETING The Planning Commission meets in regular session on the first and third Tuesday of each month at 7:00 p.m., at the Pavilion on the Lake, 9315 Pismo Ave., Atascadero. Matters are considered by the Commission in the order of the printed Agenda. Copies of the staff reports or other documentation relating to each item of business referred to on the Agenda are on file in the office of the Community Development Department and are available for public inspection during City Hall Annex business hours at the Community Development counter and on our website, www.atascadero.org. An agenda packet is also available for public review at the Atascadero Library, 6850 Morro Road. All documents submitted by the public during Commission meetings that are either read into the record or referred to in their statement will be noted in the minutes and available for review in the Community Development Department. In compliance with the Americans with Disabilities Act, if you need special assistance to participate in a City meeting or other services offered by this City, please contact the City Manager's Office, (805) 461-5000, or the City Clerk's Office, (805) 461-5000. Notification at least 48 hours prior to the meeting or time when services are needed will assist the City staff in assuring that reasonable arrangements can be made to provide accessibility to the meeting or service. TO SPEAK ON AGENDA ITEMS Members of the audience may speak on any item on the agenda. The Chairperson will identify the subject, staff will give their report, and the Commission will ask questions of staff. The Chairperson will announce when the public comment period is open and will request anyone interested to address the Commission regarding the matter being considered to step up to the podium. If you wish to speak for, against or comment in any way: • You must approach the podium and be recognized by the Chairperson • Give your name and address (not required) • Make your statement • All comments should be made to the Chairperson and Commission • All comments limited to 5 minutes (unless changed by the Commission) • No one may speak for a second time until everyone wishing to speak has had an opportunity to do so, and no one may speak more than twice on any item. If you wish to use a computer presentation to support your comments, you must notify the Community Development Department at least 24 hours prior to the meeting. Access to hook up your laptop to the City's projector will be provided. You are required to submit to the Recording Secretary a printed copy of your presentation for the record. Please check in with the Chairperson before the meeting begins to announce your presence and turn in the printed copy. The Chairperson will announce when the public comment period is closed, and thereafter, no further public comments will be heard by the Council. TO SPEAK ON SUBJECTS NOT LISTED ON THE AGENDA Under Agenda item, "PUBLIC HEARINGS", the Chairperson will call for anyone from the audience having business with the Commission to: • Please approach the podium and be recognized • Give your name and address (not required) • State the nature of your business This is the time items not on the Agenda may be brought to the Commission's attention. A maximum of 30 minutes will be allowed for Community Forum (unless changed by the Commission). ITEM NUMBER: 1 DATE: 6/15/04 CITY OF ATASCADERO PLANNING COMMISSION DRAFT MINUTES Regular Meeting June 1, 2004 — 7:00 P.M. CALL TO ORDER Chairperson Kelley called the meeting to order at 7:00 p.m. and Commissioner O'Keefe led the Pledge of Allegiance. Present: Commissioners Beraud, Fonzi, O'Keefe, Peterson, Jones and Chairperson Kelley Absent: Commissioner Porter Staff Present: Community Development Director Warren Frace, Public Works Director Steve Kahn, Deputy Community Development Director Steve McHarris, Associate Planner Kelly Gleason, Associate Planner Kerry Margason, Assistant Planner Lisa Wilkinson and Recording Secretary Grace Pucci. APPROVAL OF AGENDA MOTION: By Commissioner O'Keefe and seconded by Vice Chairperson Jones to approve the agenda. Motion passed 6:0 by a roll -call vote. PUBLIC COMMENT None CONSENT CALENDAR 1. APPROVAL OF MINUTES OF THE REGULAR PLANNING COMMISSION MEETING ON MAY 4, 2004. 2. APPROVAL OF MINUTES OF THE REGULAR PLANNING COMMISSION MEETING ON MAY 18, 2004. MOTION: By Commissioner Fonzi and seconded by Commissioner Beraud to approve Items #1 and 2. Motion passed 6:0 by a roll -call vote. (Jones abstained on Item #1) COMMUNITY DEVELOPMENT STAFF REPORTS 3. REVIEW OF CITY COUNCIL DEVELOPMENT POLICIES Community Development Director Warren Frace gave the staff report and answered questions of the Commission. The following policies were reviewed: ■ Hillside Grading Guidelines ■ Planned Development Benefits ■ Mixed Use Development Application Processing There was Commission discussion and recommendations on the above policies. 4. DISCUSSION OF 2004 LEAGUE OF CALIFORNIA CITIES PLANNING COMMISSION WORKSHOP Deputy Community Development Director Steve McHarris with Associate Planner Kelly Gleason gave the staff report and answered questions of the Commission. Items discussed included: ■ Appearance Review ■ Historic Preservation ■ California Environmental Quality Act There was Commission discussion and recommendations on the above items. PUBLIC HEARINGS None COMMISSIONER COMMENTS AND REPORTS Commissioner Beraud announced she would be on vacation and unable to attend the June 15th Planning Commission meeting. Chairperson Kelley referred to the Commission's workshop and subsequent recommendations regarding the Tree Ordinance and suggested they be brought back to the Commission as soon as possible for clarification and agreement, and then sent on to the City Council for their direction on how to proceed. DIRECTOR'S REPORT Community Development Director Warren Frace provided updates on the Homeless Shelter and Second Unit Ordinance, and announced a special meeting for the Planning Commission on June 23rd to review the Dove Creek Expanded Negative Declaration. Director Frace reviewed the agenda for the next Planning Commission meeting. ADJOURNMENT Chairperson Kelley adjourned the meeting at 9:24 p.m. to the next regularly scheduled meeting of the Planning Commission on June 15, 2004. MEETING RECORDED AND MINUTES PREPARED BY: Grace Pucci, Recording Secretary ITEM NUMBER: 2 DATE: 6/15/04 Planning Commission Staff Report Staff Report - Community Development Department EI Monte Road Water Tank CUP 2004-0125 (14595 EI Monte Road / AMWC) SUBJECT: The proposed project consists of a new 150,000 -gallon water storage tank located at 14595 EI Monte Road. RECOMMENDATION: Staff Recommends: 1. Adopt Resolution No. PC 2004-0069 approving Conditional Use Permit (CUP 2004-0125) based on findings and subject to Conditions of Approval. Situation and Facts: 1. Applicant / Representative: Atascadero Mutual Water Company (AMWC) 5005 EI Camino Real, Atascadero, CA 93422 2. Project Address: 14595 EI Monte Road, Atascadero, CA 93422 (San Luis Obispo County) APN 050-361-005 3. General Plan Designation: General Plan Designation: Residential Estates (RE) 4. Zoning District: Residential Suburban (RS) 5. Site Area: Approximately 4.9 acres 6. Existing Use: Vacant 7. Environmental Status: Proposed Mitigated Negative Declaration 2004-0017 ITEM NUMBER: 2 DATE: 06-15-04 Background A new water storage tank is proposed to serve the surrounding community with potable water for human consumption, adequate water pressure, and fire suppression service. The project site is located along the northwest boundary of Atascadero's City limits within the Residential Suburban (RS) Zone and Residential Estates (RE) Land Use Designation. Surrounding the subject site are single-family homes and vacant land (Figure 1). I A tdR ^ t �7 roposed water tank ♦�♦ Ii ��• I Figure 1: Aerial photo of project site. The site is accessible through an access easement off of EI Monte Road that currently serves three residences. The site contains native vegetation with moderate slopes. Description The proposed water tank is made of welded steel and capable of holding approximately 150,000 gallons of potable water for community distribution. The water tank is to be situated twenty-four (24) feet high and thirty-four (34) feet wide (Figure 2). The tank shell will be painted a deep green/brown to blend with the surrounding native vegetation that includes several mature Coast Live Oak trees. In addition to ITEM NUMBER: 2 DATE: 06-15-04 the proposed landscape plan, staff has conditioned two (2) 15 -gallon Live Oak trees be planted east of the proposed tank and driveway to further screen the water tank from view (Condition #4). Analysis The project will require approximately 701 cubic yards of cut and 644 cubic yards of fill. Retaining walls have been incorporated into the project to minimize site grading and impacts to one (1) native oak tree (Exhibit B). Staff has conditioned that the excess fill location, as illustrated on the site plan, be modified to blend with the natural topography and hydro -seeded (Condition #6). -61n. .en - w ru wi - fswN 1 0 4' s tm"W ♦ • b N T M M IW Existing drainage patterns will not be Figure 2: Tank elevation. altered by the proposed project as conditioned by staff (Condition #11, #12). Findings The Conditional Use Permit process provides the opportunity for the public and the City to review the specifics of land use proposals, such as site design, landscape, and specific standards of the Zoning Ordinance. Staff is recommending that the Planning Commission make the following five required findings: 1. The proposed project or use is consistent with the General Plan and the City's Appearance Review Manual. Staff Comment: The proposed use is consistent with the Residential Estates Land Use Designation of the General Plan. As conditioned, the project satisfies Land Use Policy 5.2 that requires hillside development to blend in with surrounding topography. 2. The proposed project or use satisfies all applicable provisions of the Title (Zoning Ordinance). Staff Comment development. The project satisfies all Conditional Use Permit provisions for 3. The establishment, and subsequent operation or conduct of the use will not, because of the circumstances and conditions applied in the particular case, be detrimental to the health, safety, or welfare of the general public or persons ITEM NUMBER: 2 DATE: 06-15-04 residing or working in the neighborhood of the use, or be detrimental or injurious to property or improvements in the vicinity of the use. Staff Comment: The proposed water tank will not be detrimental to the general public or person's health, safety, or welfare. The tank will provide a new source of domestic water service to the surrounding residential community. 4. That the proposed project or use will not be inconsistent with the character or the immediate neighborhood or contrary to its orderly development. Staff Comment: The project has been designed to conform to the existing neighborhood character and conditioned to enhance the appearance with compatible landscaping and minimal evidence of grading. 5. That the proposed project or use will not be inconsistent with the character of the immediate neighborhood or contrary to its orderly development. Staff Comment: The proposed water tank will serve Atascadero residents with a new potable water networking system. 6. That the proposed project is consistent with the requirements set forth by the California Environmental Quality Act. Staff Comment: Staff has prepared a Draft Mitigated Negative Declaration that was circulated to public agencies on May 20, 2004. Neighbors within 300 -feet of the subject property received a notice of the document. The environmental analysis identified potential impacts to aesthetics, air quality, soils, and noise. A finding is proposed that this project would not have a significant effect on the environment based upon the implementation of the identified mitigation measures. Conclusion The proposed project is consistent with the General Plan and Atascadero Municipal Code, as analyzed within this staff report. Staff finds that the proposed project as conditioned, meets the required findings necessary for Planning Commission approval. ALTERNATIVES: The Planning Commission may approve, conditionally approve, or disapprove the conditional use permit. PREPARED BY: Lisa Wilkinson, Assistant Planner ITEM NUMBER DATE: 06-15-04 /_1ii_IN:ILTA 14►111f.S Attachment 1: Zoning and Vicinity Map Attachment 2: Draft Mitigated Negative Declaration Attachment 3: Draft Resolution of Approval Proposed Conditional Use Permit ITEM NUMBER DATE: 06-15-04 Attachment 1: Zoning and Vicinity Map k RS ZONE Project site El Monte Road r COUNTY ITEM NUMBER DATE: 06-15-04 Attachment 2: Draft Mitigated Negative Declaration ITEM NUMBER: 2 DATE: 06-15-04 Attachment 3: Draft Resolution RESOLUTION PC 2004-0069 A RESOLUTION OF THE ATASCADERO PLANNING COMMISSION APPROVING CONDITIONAL USE PERMIT 2004-0125 APN 050-361-005 (14595 El Monte Road / AMWC) WHEREAS, an application has been received from Atascadero Mutual Water Company (5005 El Camino Real, CA 93422) Applicant and Property Owner to consider a project consisting of a conditional use permit and, WHEREAS, the site's General Plan Designation is RE (Residential Estates); and, WHEREAS, the site's zoning district is RS (Residential Suburban); and WHEREAS, the laws and regulations relating to the preparation and public notice of environmental documents, as set forth in the State and local guidelines for implementation of the California Environmental Quality Act (CEQA) have been adhered to; and, WHEREAS, a timely and properly noticed Public Hearing upon the subject Zone Change application was held by the Planning Commission of the City of Atascadero at which hearing evidence, oral and documentary, was admitted on behalf of said Conditional Use Permit; and, NOW, THEREFORE, the Planning Commission takes the following actions: SECTION 1. Findings for Approval of Conditional Use Permit. The Planning Commission finds as follows: The proposed project or use is consistent with the General Plan and the City's Appearance Review Manual; and, 2. The proposed project or use satisfies all applicable provisions of the Title (Zoning Ordinance); and, 3. The establishment, and subsequent operation or conduct of the use will not, because of the circumstances and conditions applied in the particular case, be detrimental to the health, safety, or welfare of the general public or persons residing or working in the neighborhood of the use, or be detrimental or injurious to property or improvements in the vicinity of the use; and, 4. That the proposed project or use will not be inconsistent with the character or the immediate neighborhood or contrary to its orderly development; and, 5. That the proposed use or project will not generate a volume of traffic beyond the ITEM NUMBER: 2 DATE: 06-15-04 safe capacity of all roads providing access to the project, either existing or to be improved in conjunction with the project, or beyond the normal traffic volume of the surrounding neighborhood that would result from full development in accordance with the Land Use Element. 6. That the proposed project is consistent with the requirements set forth by the California Environmental Quality Act; and SECTION 2. Approval. The Planning Commission of the City of Atascadero, in a regular session assembled on June 15, 2004, resolved to approve Conditional Use Permit 2004-0125 subject to the following: 1. EXHIBIT A: Conditions of Approval/ Mitigation Monitoring Program 2. EXHIBIT B: Site and Grading Plan 3. EXHIBIT C: Tree Protection and Landscape Plan BE IT FURTHER RESOLVED that a copy of this Resolution be delivered forthwith by the Planning Commission Secretary to the City Council of the City of Atascadero. AYES: (0 ) NOES: (0 ) ABSENT: (0 ) ABSTAIN: (0 ) CITY OF ATASCADERO, CA Bob Kelley Chairperson Attest: Warren M. Frace Planning Commission Secretary ITEM NUMBER: DATE: 06-15-04 EXHIBIT A: Conditions of Approval / Mitigation Monitoring Program EI Monte Road Water Tank (CUP 2004-0125) Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS:Planning Services BL: Business License BS: Building Services GP: Grading Permit FD: Fire Department EI Monte Road Water Tank Storage BP: Building Permit Fl: FinallnspeclJon PD: Police Department CE: City Engineer CUP 2004-0125 TO: Temporary Occupancy F0: Final Occupancy WW: Wastewater CA: City Attorney Planning Services 1. The approval of this conditional use permit shall become final BP PS and effective following Planning C ommission approval. 2. The project landscaping shall include only native and drought GP PS resistant plant materials for all proposed shrubs and groundcovers. Additional trees shall be planted on site, subject to staff approval. 3. The water tank shall be painted an earth tone to blend with BP/FO PS the surrounding landscape. 4. Two 15 -gallon native oak trees shall be planted, double FO PS staked, maintained in good health and be located east of the water tank. Location of trees shall be verified by the project arborist and approved by staff. 5. Automatic irrigation for new native oak trees shall be required FO PS/CE until the trees are established. 6. Pad fill is to be omitted from Exhibit B. Excess fill is to blend GP PS with existing contours and hydro -seeded with a native seed mix. Building Services 7. A soils investigation prepared by a licensed Geotechnical BP FM Engineer is to be provided for the project. The report is to be provided at the time of building permit submittal along with the building plans for review by the Building Division. Recommendations contained in the report are to be incorporated into the project plans. City Engineer Project Conditions BP BS 8. The applicant shall submit grading and drainage plans for review by the City Engineer. The grading plan must include erosion control details. 9. The applicant shall submit drainage calculations for review BP PW and approval of City Engineer. Calculations shall analyze the ITEM NUMBER: DATE: 06-15-04 Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS: Planning Services BL Business License BS: Building Services GP: Grading Permit FD: Fire Department El Monte Road Water Tank Storage BP: Building Permit FI: Finallnspeclion PD: Police Department CE: City Engineer CUP 2004-0125 TO: Temporary Occupancy F0: Final Occupancy WW: Wastewater CA: City Attorney capacity of existing facilities. 10. All drainage facilities shall be designed and constructed in BP PW accordance with the current City of Atascadero Engineering Standards. 11. Existing drainage patterns from adjacent properties shall BP PW not be obstructed. 12. All drainage from improvements shall cross property lines BP PW within drainage easements. Mitigation Measures Mitigation Measure 3.b.1: The project shall be conditioned to BP BSIPS 3.1 comply with all applicable District regulations pertaining to the control of fugitive dust (PM -10) as contained insections 6.3, 6.4 and 6.5 of the April 2003 Air Quality Handbook. Section 6.3: Construction Equipment • Maintain all construction equipment in proper tune according to manufacturer's specifications. • Fuel all off-road and portable diesel powered equipment, including but not limited to bulldozers, graders, cranes, loaders, scrapers, backhoes, generator sets, compressors, auxiliary power units, with ARB certified motor vehicle diesel fuel (Non -taxed version suitable for use off-road). • Maximize to the extent feasible, the use of diesel construction equipment meeting the ARB's 1996 or newer certification standard for off-road heavy-duty diesel engines. Section 6.4: Activity Management Techniques • Develop a comprehensive construction activity management plan designed to minimize the amount of large construction equipment operating during any given time period. • Schedule of construction truck trips during non -peak hours to reduce peak hour emissions. • Limit the length of the construction workday period, if necessary. • Phase construction activities, if appropriate. Section 6.5: Fugitive PM10 All of the following measures shall be included on grading, demolition and building plan notes: A Reduce the amount of the disturbed area where possible. B. Use of water trucks or sprinkler systems in sufficient quantities to prevent airborne dust from leaving the site. Increased watering frequency would be required whenever wind speeds exceed 15 mph. Reclaimed (non -potable) water should be used whenever possible. C. All dirt stockpile areas should be sprayed daily as needed. ITEM NUMBER: DATE: 06-15-04 Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS: Planning Services BL Business License BS: Building Services GP: Grading Permit FD: Fire Department El Monte Road Water Tank Storage BP: Building Permit FI: Finallnspeclion PD: Police Department CE: City Engineer CUP 2004-0125 TO: Temporary Occupancy F0: Final Occupancy WW: Wastewater CA: City Attorney D. Permanent dust control measures identified in the approved project re -vegetation and landscape plans should be implemented as soon as possible following completion of any soil disturbing activities. E. Exposed ground areas that are planned to be reworked at dates greater than one month after initial grading should be sown with a fast -germinating native grass seed and watered until vegetation is established. F. All disturbed soil areas not subject to re -vegetation should be stabilized using approved chemical soil binder, jute netting, or other methods approved in advance by the APCD. G. All roadways, driveways, sidewalks, etc, to be paved should be complete as soon as possible. In addition, building pads should be laid as soon as possible after grading unless seeding or soil binders are used. H. Vehicle speed for all construction vehicles shall not exceed 15 mph on any unpaved surface at the construction site. I. All trucks hauling dirt, sand, soil, or other loose materials are to be covered or should maintain at least two feet of freeboard (minimum vertical distance between top of load and top of trailer) in accordance with CVC Section 23114. J. Install wheel washers where vehicles enter and exit unpaved roads onto streets, or was off trucks and equipment leaving the site. K. Sweep streets at the end of each day if visible soil material is carried onto adjacent paved roads. Water sweepers with reclaimed water should be used where feasible. L. The contractor or builder shall designate a person or persons to monitor the dust control program and to order increased watering, as necessary, to prevent transport of dust off site. The name and telephone number of such persons shall be provided to the APCD prior to land use clearance for map recordation and land use clearance for finish grading of any structure. Mitigation Measure 4.e.1: The Grading Plan shall identify tree BP PS 4.e.1 protection fencing around the dripline of each existing on-site tree and/or native shrub mass within 20 feet of construction activity. Mitigation Measure 4.e.2: Grading and excavation and grading work BP PS 4.e.2 shall be consistent with the City of Atascadero Tree Ordinance. Special precautions when working around native trees include: 1. All existing trees outside of the limits of work shall remain. 2. Earthwork shall not exceed the limits of the project area. 3. Low branches in danger of being torn from trees shall be pruned prior to any heavy equipment work being done. 4. Vehicles and stockpiled material shall be stored outside the dripline of all trees. 5. All trees within the area of work shall be fenced for protection with 4 -foot chain link, snow, or safety fencing placed per the approved tree protection plan. Tree protection fencing shall be in place prior to any site excavation or grading. Fencing shall remain in place until completion of all construction activities. ITEM NUMBER: DATE: 06-15-04 Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS: Planning Services BL Business License BS: Building Services GP: Grading Permit FD: Fire Department El Monte Road Water Tank Storage BP: Building Permit FI: Finallnspeclion PD: Police Department CE: City Engineer CUP 2004-0125 TO: Temporary Occupancy F0: Final Occupancy WW: Wastewater CA: City Attorney 6. Any roots that are encountered during excavation shall be clean cut by hand and sealed with an approved tree seal. Mitigation Measure 6.b: All disturbed areas, not shown on the BP BS/PS 6.b project landscape plan for landscaping shall be hydro seeded with a native seed mix. Erosion control measures shall include an erosion control blanket for all 2:1 fill slopes. Affected areas that previously contained native shrubs and vegetation shall be replanted with similar plant species per the approved landscape plan. Duration of the project: The contractor will be responsible for the clean-up of any mud or debris that is tracked out on to EI Monte Road and/or the private access drive by construction vehicles. Mitigation Measure 11.d: All construction activities shall comply with BP BS/PS 11.d the City of Atascadero Noise Ordinance for hours of operation. ITEM NUMBER: 2 DATE: 06-15-04 EXHIBIT B: Grading and Drainage Plan r rq— I I c / I / I '�Ii I J•1I I `. � w.0 �„l' •I 1 1 1' 1 r 1 1 I I - ...ir✓ � I Condition 6: Pad fill is to be omitted from I1 grading plan. Excess fill is to blend with existing contours and hydro -seeded with a - native seed mix. EXHIBIT C: Landscape and Tree Protection Plan ss r-•... I,Il�ewa.. ter'•. - � � ....« oil ifN �•+ 1.wMi. .Y.MIi • . ... .r..� KII � b_a... � rrY.Y .�. '•'• •. 'r •.1..V J1f.. R!f !•�! j.AwY.{.- 1rY1. � w • •• :... r.. Y.. rlra_ .� •• ........... aN.yyr .vrM... r..N«.. rw«r N'• r r a, w • ar cul OUf RCUS AORIrOIU `� \L �_l'-'"� •/w�w�Afo aYnw..., w . 'rI Teypw _ I� � ' �\ • 1\ ANAANU> CAW09WICA • !�/ �•'I CocrrcBt�y { - 1 ITEM NUMBER: 3 DATE: 6/15/04 Atascadero Planning Commission Staff Report - Community Development Department Morro Rd. Office Development Master Plan of Development (CUP 2004-0124), (Morro Rd. / Midland Pacific) SUBJECT: The proposed project consists of an application for a Conditional Use Permit to establish an infill office park development along Morro Rd. Five new buildings are proposed on site providing a total of 30,851 square feet of office space. The project site improvements include parking and site landscaping. The site is currently vacant. RECOMMENDATION: Staff Recommends: 1. Adopt Resolution No. PC 2004-0070 certifying Proposed Mitigated Negative Declaration 2004-0019 and approving the Master Plan of Development (CUP 2004- 0124) based on findings and subject to Conditions of Approval and Mitigation Monitoring. SITUATION AND FACTS: 1. Applicant / Representative: Midland Pacific Building Corporation, 6955 EI Camino Real, Atascadero, CA 93422 2. Project Address: Morro Rd, Atascadero, CA 93422 (San Luis Obispo County) APN 031-052-032, 036, 037 3. General Plan Designation: General Commercial (GC) 4. Zoning District: Commercial Professional (CP) ITEM NUMBER: 3 DATE: 6/15/04 5. Site Area: 1.76 acres 6. Existing Use: Vacant 7. Environmental Status: Proposed Mitigated Negative Declaration 2004-0019 DISCUSSION: Project Definition The proposed project consists of an infill commercial/office development located on Morro Rd between Curbaril and Atascadero Ave. Five new buildings are proposed on site as follows: The main complex includes 3 buildings linked by upper floor breezeways totaling 22,197 square feet. The north and south buildings are 4,236 square feet and 7,325 square feet respectively. The proposed project includes 83 patron and employee parking spaces. Background State CP Highway 41 / Morro Rd. CR RMF -10 Project Site: Morro Rd. Surrounding Land Use and Setting: North: Commercial Professional South: Commercial Professional East: Residential Single-family West: Commercial Professional The project site is within the General Commercial General Plan land use designation and is zoned Commercial Professional, which allows for the establishment of a business park development in excess of 10,000 square feet with the approval of a Conditional Use Permit/Master Plan of Development. Properties to the east are zoned Residential Single-family with a minimum lot size of 1 acre. Properties to the north, south, and west are zoned for commercial development. ITEM NUMBER: 3 DATE: 6/15/04 Appearance Review Site Design The site plan has been designed to meet the requirements of the Atascadero Municipal Code and the appearance review requirements of the General Plan. Five new buildings are proposed on site as follows: The main office complex located at the center of the project site includes 3 buildings connected by pedestrian breezeways on the upper floors and organized around a common courtyard area. The North Building is designed as a one-story structure and includes approximately 4,000 square feet of office space. The South Building is two stories and includes 7,325 square feet of office space. The project has been designed to provide pedestrian connectivity between each of the buildings and along the Morro Rd frontage. All parking has been located toward the rear of the project site with 3 of the 5 buildings fronting Morro Rd. The proposal includes a 10 -foot setback from Morro Rd consistent with the code text changes to the PD -3 standards recommended by Planning Commission. The project has been conditioned that no building permits shall be issued until Council has approved the text amendment (Condition 17). The item is scheduled to be heard by Council this July. The central courtyard area has been designed with shade trees, decorative paving, opportunities for gathering and eating, and a decorative fountain. Pedestrian connections are provided from the main building complex to the North and South buildings through the use of decorative paving crossing the shared drive aisles. The project will include street frontage improvements along Morro Rd. Architecture, Materials, Color The applicant proposes buildings with special architectural features, upgraded building materials, consistent colors, and landscape design. In addition, staff has added conditions of approval consistent with General Plan & Zoning requirements, as identified below. The project has been designed with a Spanish influenced style of architecture that incorporates elements such as tile roofing, accessible balconies with decorative metal or iron railing, horizontal banding, a variety of earth toned colors, exterior stairways, and windows shutters as accent elements. The proposed elevations include arched window openings and entry portals. Staff has added minor conditions of approval that the project utilize smooth plaster finish for the building facades and recessed window designs consistent with the architectural theme as proposed (Condition 6). Staff has also conditioned that the project integrate molded cornices to emphasize the roof eaves. The trash and recycle enclosures are designed to be consistent with the building architecture and incorporate solid metal gates with a dark earth toned oolor consistent with the proposed building color schemes (Condition 6). All mechanical equipment will be screened from view behind fenced or landscaped enclosures. ITEM NUMBER: 3 DATE: 6/15/04 Sample Conceptual Elevations HORRC RCAO 9LEVA'ION ..aw�maFtEYruw ..a� ..:•s�y�-.-uaaua Y��Y/' ,. .,u.. i.q� 11 P w FY ' li'I. �Iiai �-�i)flrY 't■ '��: • E4"V EJ.: E eve:'. NoEl' The The applicant has included a color and material board which further defines the selected architectural style. Refer to Exhibit H for details. Landscape Design The preliminary landscape plan has been designed for compatibility with the surrounding neighborhood and existing Morro Rd commercial developments. A 10 -foot wide landscape area is provided along the Morro Road frontage. Street trees have been incorporated into this landscape buffer at a minimum spacing of 30 feet on -center (Condition 9). Landscaping also includes native shrubs and accent plants throughout the project. Rear parking area screening includes evergreen Magnolia trees planted a minimum of 30 feet on center. London Plan Sycamore trees are provided in all landscape fingers and islands for shade throughout the parking area. All common areas will be landscaped by the developer. The proposed landscape plan and palette, as conditioned, meets appearance review requirements. Planned Sign Program A Master Sign Program is required for developments with a potential of 3 or more tenants. The applicant is not requesting any building mounted signage, however, staff has added a condition of approval to allow for such signage in the future. Although no commercial monument sign is identified, a condition of approval has been included that any future monument sign materials incorporate materials and colors consistent with the building architecture (Condition 14). ITEM NUMBER: 3 DATE: 6/15/04 Circulation and Parkin The project includes a total of 83 parking spaces consistent with code requirements for office uses. Under this scenario, no health care uses will be permitted unless on-site code required parking provisions could be established (Condition 16). Staff has conditioned that a reciprocal parking easement be provided for connection to projects to the north and south. Site Drainage The project site is designed to drain toward Morro Rd and flows into the existing storm drain system within the Morro Rd right-of-way. Wastewater Sanitary sewer will be connected to the existing Morro Rd sewer facilities. General Plan Consistency The proposed project is consistent with the following General Plan Land Use Element Policies: Land Use Program 1.1.7: "Within the Urban Core encourage infill development or revitalization or reuse of land already committed to urban development where utilities and public services exist. Land Use Policy 2.1: "Ensure that new development is compatible with existing and surrounding neighborhoods". Land Use Policy 2.3: "Incorporate pedestrian and transit oriented design concepts into new residential and commercial development within the Urban Core. " Implementing General Plan programs requires appearance review of architectural design, materials and color, and landscaping to improve the appearance along Morro Rd, and incorporate architectural themes into the site and building design. As analyzed above, the proposed project, as conditioned is consistent with the General Plan. In staff's opinion the proposed infill office park project is consistent with the goals and policies of the Land Use Element. The project will provide 30,851 square feet of office space oriented toward Morro Rd. As conditioned, the project incorporates elements that are consistent with the scale and character of the surrounding neighborhood and consistent with the General Plan's appearance review requirements, providing buffering ITEM NUMBER: 3 DATE: 6/15/04 for adjacent residential properties and integrating pedestrian oriented streetscape design elements along the Morro Rd frontage. Findings Conditional Use Permit A Conditional Use Permit is required for all commercial development in excess of 10,000 square feet. The Conditional Use Permit process provides the opportunity for the public and the Planning Commission to review the specifics of land use proposals, such as architectural design, site design, landscape, signage, and specific standards of the zoning ordinance. The Planning Commission must make the following five findings to approve a Conditional Use Permit: 1. The proposed project or use is consistent with the General Plan and the Citys Appearance Review Manual. Staff Comment: The use is consistent with the General Commercial designation of the General Plan and General Plan Land Use Element Policy 1.1.7, 2.1, and 2.3. 2. The proposed project or use satisfies all applicable provisions of the Title (Zoning Ordinance) including the Planned Development Ordinance. Staff Comment: As conditioned, the project satisfies all conditional use permit and Planned Development zoning code provisions for a business park development. 3. The establishment, and subsequent operation or conduct of the use will not, because of the circumstances and conditions applied in the particular case, be detrimental to the health, safety, or welfare of the general public or persons residing or working in the neighborhood of the use, or be detrimental or injurious to property or improvements in the vicinity of the use. Staff Comment: The proposed office park development will not be detrimental to the general public or working persons health, safety, or welfare. 4. That the proposed project or use will not be inconsistent with the character or the immediate neighborhood or contrary to its orderly development. Staff Comment: The project has been designed to enhance the appearance along Morro Rd with compatible high quality architecture and upgraded project landscaping. The project site has been designed with the buildings at the Morro Rd frontage and the parking to the rear, providing both a pedestrian oriented development and a landscape buffer from adjacent residential uses to the east. ITEM NUMBER: 3 DATE: 6/15/04 5. That the proposed use or project will not generate a volume of traffic beyond the safe capacity of all roads providing access to the project, either existing or to be improved in conjunction with the project, or beyond the normal traffic volume of the surrounding neighborhood that would result from full development in accordance with the Land Use Element. Staff Comment: The proposed project and use is consistent with the traffic projections and road improvements anticipated within the General Plan. Based on staff's analysis in the preceding sections, it appears that all of the required findings for approval of a Conditional Use Permit can be made. Proposed Environmental Determination A Draft Mitigated Negative Declaration was circulated to public agencies and interested members of the public on May 24, 2004. The environmental analysis identified concerns regarding potential impacts to aesthetics, noise, and traffic. Mitigation measures pertaining to these resources are included. It is the opinion of staff that the combination of design features incorporated into the proposed project, mitigation measures, and conditions of approval will reduce any potential environmental impacts to a level of insignificance. A finding is proposed that this project would not have a significant effect on the environment based upon the implementation of the identified mitigation measures. Staff is recommending that the Commission certify Proposed Mitigated Negative Declaration 2004-0019. Conclusion The proposed project represents an infill office park project within the Commercial Professional zone. The Master Plan of Development will cover all site development, landscaping and architectural design standards for the project. The proposed project is consistent with the General Plan and Atascadero Municipal Code, as analyzed within this staff report. It is staff's opinion that the proposed project, as conditioned allows the Planning Commission to make all of the required findings for project approval. ALTERNATIVES 1. The Commission may recommend modifications to the project and/or conditions of approval for the project. 2. The Commission may determine that more information is needed on some aspect of the project and may refer the item back to the applicant and staff to ITEM NUMBER DATE: 6/15/04 develop the additional information. The Commission should clearly state the type of information that is required and move to continue the item to a future date. 3. The Commission may deny the project. The parcel would retain its designation of Commercial Professional. The Commission should specify the reasons for denial of the project and make an associated finding with such action. PREPARED BY: Kelly Gleason, Associate Planner ATTACHMENTS: Attachment 1: Location Map, Zoning and General Plan Attachment 2: Draft Resolution PC 2004-0070 ITEM NUMBER: 3 DATE: R/I5/n4 Attachment 1: Location Map, General Plan and Zoning r State Highway 41 / CP Morro Rd. CR RMF -10 i Project Site: Morro Rd. I Planning Commission Resolution 2003-0086 September 2, 2003 Pagel of 20 ATTACHMENT 2: Draft Resolution PC 2004-0070 DRAFT RESOLUTION PC 2004-0070 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ATASCADERO CERTIFYING PROPOSED MITIGATED NEGATIVE DECLARATION 2004-0019 AND APPROVING MASTER PLAN OF DEVELOPMENT (CUP 2004-0124) APN 031-052-0329 036, 037 (Morro Rd Business Park / Midland Pacific) WHEREAS, an application has been received from Midland Pacific (6955 El Camino Real, Atascadero, CA 93422) Applicant and Property Owner to consider a project consisting of a Master Plan of Development for an office park development (CUP 2004-0124); and, WHEREAS, an Initial Study and Proposed Mitigated Negative Declaration 2004-0019 were prepared for the project and made available for public review in accordance with the requirements of the California Environmental Quality Act (CEQA); and, WHEREAS, the Planning Commission of the City of Atascadero held a public hearing on June 15, 2004 following the close of the review period to consider the Initial Study and Proposed Mitigated Negative Declaration; and, SECTION 1. Findings for Certification of the Proposed Mitigated Negative Declaration The Planning Commission finds as follows: 1. The project does not have the potential to degrade the environment when mitigation measures are incorporated into the project's mitigation monitoring program as conditions of approval; and, 2. The project will not achieve short-term to the disadvantage of long term environmental goals; and, 3. The project does not have impacts which are individually limited, but cumulatively considerable; and, 4. The project will not cause substantial adverse effects on human beings either directly or indirectly; and, SECTION 2. Findings for approval of Master Plan of Development. The Planning Commission finds as follows: 1. The proposed project or use is consistent with the General Plan and the City's Appearance Review Manual; and, 2. The proposed project or use satisfies all applicable provisions of the Title (Zoning Ordinance); and, 3. The establishment, and subsequent operation or conduct of the use will not, because of the circumstances and conditions applied in the particular case, be detrimental to the health, safety, or welfare of the general public or persons residing or working in the neighborhood of the use, or be detrimental or injurious to property or improvements in the vicinity of the use; and, 4. That the proposed project or use will not be inconsistent with the character or the immediate neighborhood or contrary to its orderly development; and, 5. That the proposed use or project will not generate a volume of traffic beyond the safe capacity of all roads providing access to the project, either existing or to be improved in conjunction with the project, or beyond the normal traffic volume of the surrounding neighborhood that would result from full development in accordance with the Land Use Element. SECTION 3. Approval. The Planning Commission of the City of Atascadero, in a regular session assembled on June 15, 2004, resolved to approve the Master Plan of Development (CUP 2004-0124) subject to the following: EXHIBIT A: Proposed Mitigated Negative Declaration EXHIBIT B: Conditions of Approval EXHIBIT C: Master Plan of Development/Site Plan EXHIBIT D: Landscape Plan EXHIBIT E: Grading and Drainage Plan EXHIBIT F: Conceptual Elevations EXHIBIT G: Conceptual Floor Plans EXHIBIT H: Color and Materials Board EXHIBIT I: Project Statistical Summary On motion by Commissioner , and seconded by Commissioner foregoing resolution is hereby adopted in its entirety by the following roll call vote: AYES: NOES: ABSENT: ABSTAIN: ADOPTED: CITY OF ATASCADERO, CA Bob Kelley Planning Commission Chairperson Attest: Warren M. Frace Planning Commission Secretary the Exhibit A Proposed Mitigated Negative Declaration 20040020 This page intentionally left blank EXHIBIT B: Conditions of Approval / Mitigation Monitoring Program Master Plan of Development (CUP 2004-0124) Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS: Planning Services BL: Business BS:Building Services Morro Rd Business Park Liceme FD: Fire Department Master Plan of Development GP: Grading Permit BP: Building Permit PD: Police Department CE: City Engineer CUP 2004-0124 FI: Final Inspection TO: Temporary WW: Wastewater CA City Attorney Occupancy F0: Final Occupancy Planning Services 1. This conditional use permit shall be for a 5 building office park FM PS development, parking lot, and landscapingas described on the attached exhibits and located on parcel 031 -052-032, 036, and 037 regardless of owner. 2. The approval of this use permit shall become final and effective for the FM PS purposes of issuing building permits fourteen (14) days following the Planning Commission approval unless prior to the time, an appeal to the decision is filed as set forth in Section 9-1.111(b) of the Zoning Ordinance. 3. The Community Development Department shall have the authority to BP / FM PS, CE approve the following minor changes to the project that (1) modify the site plan project by less than 10%, (2) result ina superior site design or appearance, and/or (3) address a construction design issue that is not substantive to the Master Plan of Development. The Planning Commission shall have the final authority to approve any other changes to the Master Plan of Development and any associated Tentative Maps unless appealed to the City Council. 4. Approval of this Conditional Use Permit shall be valid for twelve (12) BP / FM PS months after its effective date. At the end of the period, the approval shall expire and become null and void unless the project has received a building permit. 5. All subsequent Tentative Map and construction permits shall be BP / FM PS, CE consistent with the Master Plan of Development contained herein. 6. All exterior elevations, finish materials, and colors shall be consistent BP PS with the Master Plan of Development as shown in EXHIBIT F and H with the following modifications: ■ All exterior material finishes shall be durable, high quality, and consistent with the architectural appearance. ■ All trash storage, recycle storage, and air conditioning units shall be screened from view behind architecturally compatible or landscaped enclosures; Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS: Planning Services BL: Business BS: Building Services Morro Rd Business Park Licens; FD: Fire Department Master Plan of Development GP: Grading Permit BP: Building Permit PD: Police Department CE: City Engineer CUP 2004-0124 FI: Final Inspection TO: Temporary WW: Wastewater CA City Attorney Occupancy F0: Final Occupancy ■ Any exterior light fixtures shall be compatible with building design, subject to staff approval. ■ Stucco siding shall be hand troweled or similar. No machine finishes will be permitted. ■ Windows shall be recessed to be consistent with the proposed architectural theme. ■ Roof design shall incorporate molded cornices. 7. All site work, grading, and site improvements shall be consistent with the BP/FM PS, BS, CE Master Plan of Development as shown in EXHIBIT C, D, and E. 8. A minimum of one entry to both the North and South buildings shall be oriented toward Morro Rd with pedestrian access provided from the sidewalk. 9. A final landscape and irrigation plan shall be approved prior to the BP PS, BS issuance of building permits and included as part of site improvement plan consistent with EXHIBIT D, and as follows: ■ All exterior meters, air conditioning units and mechanical equipment shall be screened with landscape material. ■ All areas shown on the landscape plan shall be landscaped by the developer prior to the final of any single building permit on-site. ■ Street trees shall be provided along the Morro Rd frontage at a maximum spacing of 30 feet on center with the exception of where accent landscaping and pedestrian entrances interfere, subject to staff approval. A minimum of 5 London Plane street trees shall be provided along the Morro Rd frontage. ■ Magnolias shall be I ocated at a maximum of 30 feet on center along the east property line. ■ Street and landscape trees shall be minimum 15 -gallon size and double staked. 10. The developer and/or subsequent owner shall assume responsibility for GP PS the continued maintenance of all landscape and common areas, BP consistent with EXHIBIT D. 11. The project shall incorporate high quality perimeter screening that is GP PS architecturally compatible with the proposed office buildings and BP consistent with EXHIBIT B and D, subject to staffapproval: ■ No fencing or walls, perimeter or otherwise, shall be located within Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS: Planning Services BL: Business BS: Building Services Morro Rd Business Park LicenR FD: Fire Department Master Plan of Development GP: Grading Permit BP: Building Permit PD: Police Department CE: City Engineer CUP 2004-0124 FI: Final Inspection TO: Temporary WW: Wastewater CA City Attorney Occupancy F0: Final Occupancy 28 feet from the edge of the Morro Rd right-of-way. 12. Final selection of colors and materials identified in EXHIBIT H shall be GP PS subject to staff approval. BP 13. The parking area shall connect to the existing parking lot on the adjacent BP PS parcel to the south through reciprocal access agreement, subject to final approval by staff. 14. Any future building signage shall be compatible with the building BP PS architecture and design theme. ■ A maximum of one center monument sign shall be permitted. Any future monument sign shall include smooth finish stucco, decorative base, and colors consistent with the proposed building elevations. Two signs shall be permitted subject to staff approval providing that monument signage is incorporated as an entrance feature to the main building off of Morro Rd. In such a case, the signs shall be placed either side of the pedestrian sidewalk and shall be designed as a decorative wall feature consistent with the building architecture and style. ■ No signage shall be permitted above the first story of the buildings (max height of 13 feet from base of building). ■ Tenant signage shall be limited to the provisions set forth in the Atascadero Municipal Code. ■ Tenant signage shall be located at unit space entrances only. 15. Prior to the issuance of any building permit, the applicant shall record a BP/FM PS/PW reciprocal access agreement to allow for connection to any future proposed project to the north. 16. The approval of this permit allows for General Office uses only. Any Ongoing PS application to locate medical offices on-site will require that a parking plan be submitted to the Community Development Department for review of conformance with zoning regulations. Approval of the use will only be granted if adequate on-site parking is provided. 17. An amendment to the PD -3 development standards to include a 10 -foot setback along Morro Rd. shall be approved and in effect prior to the issuance of building permits. Building Services 18. A soils investigation prepared by a licensed Geotechnical Engineer is GP PS to be provided for the project. The report is to be provided at the time BP of building permit submittal along with the building plans for review by the Building Division. Recommendations contained in the report are to be incorporated into the project plans. Fire Marshal 19. Fire sprinkler plans to submitted to issuing permit. BP FD City Engineer Project Conditions 20. Prior to issuance of building permit, applicant shall apply for and FM PW complete a lot line adjustment. Drainage: 21. All drainage facilities shall be designed and constructed in BP PW accordance with the current City of Atascadero Engineering Standards. 22. A homeowners association, or other funding and maintenance FM PW agreement shall be submitted for approval by the City Engineer and the City Attorney prior to recording the final map. The agreement shall cover scheduled maintenance of the drainage facilities. 23. Existing drainage patterns from adjacent properties shall not be BP PW obstructed. 24. All drainage from improvements shall cross property lines within BP PW drainage easements. Frontage Improvements: BP PW 25. Project shall improve entire Morro Road frontage. BP PW 26. Applicant shall obtain CalTrans encroachment permit for all work on BP PW Morro Road. 27. All utilities shall be undergrounded on Morro Road BP PW Wastewater: 28. All onsite sewer mains shall be privately owned and maintained. BP PW 29. Prior to recording the final map, provisions for the repair and BP PW maintenance of the private SS shall be included in the CC&R's for this tract. Included shall be a mechanism to maintain the private sewer and structures, such as a homeowners association. The City Engineer and City Attorney shall approve the final form prior to recordation. 30. Applicant shall pay sewer extension (Annexation), Connection and BP PW Reimbursement fees (if applicable) upon issuance of building permit. 31. Gravity mains within the subdivision shall be sized according to City BP PW Standards. 32. Drainage piping serving fixtures which have flood level rims located BP PW below the elevation of the next upstream manhole cover of the public or private sewer serving such drainage piping shall be protected from backflow of sewage by installing an approved type backwater valve. Fixtures above such elevation shall not discharge through the backwater valve. 33. All sanitary sewer (SS) mains shall terminate in manholes unless BP PW extension of the main, at some later date, is anticipated. If extension of a SS main is anticipated, said SS main may terminate in a cleanout providing the next downstream manhole is less than 300 linear feet from the cleanout and that the point of termination is not a reasonable location for a SS main angle point or intersection. Atascadero Mutual Water Company 34. Before the start of construction on the water system improvements, GP, BP CE the applicant shall submit plans to AMWC for the water distribution facilities needed to serve the project. All water distribution facilities shall be constructed in conformance with AMWC Standards and Details and the California Waterworks Standards (Code of Regulations Title 22, Division 4, Chapter 16). All cross -connection devices shall conform to AWWA and California Department of Health Services standards. 35. Before the start of construction on the water system improvements, GP, BP CE the applicant shall pay all installation and connection fees required by AMWC. Subject to the approval of AMWC, the applicant may enter in to a "deferred connection" agreement. 36. Before issuance of building permits, the applicant shall obtain a "Will GP, BP CE Serve" letter from AMWC. 37. The applicant shall provide AMWC with easements for those water GP, BP CE facilities proposed for operation and maintenance by AMWC that are constructed outside of publicly maintained right-of-ways. AMWC shall review the form and content of the easements before recordation. 38. The applicant shall obtain a separate landscape -irrigation meter from GP, BP CE AMWC for the common areas within the project. Mitigation Measures Mitigation Measure 1.c.1: The following landscape mitigations shall apply: BP BS, PS, CE 1.c.1 ■ Fencing shall be complimentary in color and material to the proposed architectural theme. No fencing shall be located past the Morro Road building facades. ■ The project landscaping shall include three street trees along Morro Road placed a minimum of 30 feet on center or at locations complimentary to the architectural design of the proposed buildings, subject to staff approval. ■ All proposed parking area trees shall be shade trees of 15 -gallon size and shall be double staked. Mitigation Measure 1.c.2: The proposed buildings shall include the use of BP BS, PS, CE 1.c.2 paint and roof colors consistent with the architectural style and design. Mitigation Measure 1.d.1: If exterior parking lot lighting is proposed, it shall BP BS, PS, CE 1.d.1 be designed to eliminate any off site glare. All exterior site lights shall utilize full cut-off, "hooded" lighting fixtures to prevent offsite light spillage and glare. Any luminaire pole height shall not exceed 14 -feet in height, limit intensity to 2.0 foot candles at ingress/egress, and otherwise 0.6 foot candle minimum to 1.0 maximum within the site. Fixtures shall be shield cut-off type and compatible with neighborhood setting, subject to staff approval. Mitigation Measure 3.b.1: The project shall be conditioned to comply with all BP, GP BS, PS, CE 3.b.1 applicable District regulations pertaining to the control of fugitive dust (PM - 10) as contained in sections 6.3, 6.4 and 6.5 of the April 2003 Air Quality Handbook. Section 6.3: Construction Eguipment ■ Maintain all construction equipment in proper tune according to manufacture's specifications. ■ Fuel all off-road and portable diesel powered equipment, including but not limited to bulldozers, graders, cranes, loaders, scrapers, backhoes, generator sets, compressors, auxiliary power units, with ARB certified motor vehicle diesel fuel (Non -taxed version suitable for use off-road). ■ Maximize to the extent feasible, the use of diesel construction equipment meeting the ARB's 1996 or newer certification standard for off-road heavy-duty diesel engines. ■ Install diesel oxidation catalysts (DOC), catalyzed diesels particulate filters (CDPF) or other District approved emission reduction retrofit services (Required for projects grading more than 4.0 acres of continuously worked area). Section 6.4: Activity Management Techniques ■ Develop a comprehensive construction activity management plan designed to minimize the amount of large construction equipment operating during any given time period. ■ Schedule of construction truck trips during non -peak hours to reduce peak hour emissions. ■ Limit the length of the construction workday period, if necessary. ■ Phase construction activities, if appropriate. Section 6.5: Fugitive PM10 All of the following measures shall be included on grading, demolition and building plan notes: A Reduce the amount of the disturbed area where possible. B. Use of water trucks or sprinkler systems in sufficient quantities to prevent airborne dust from leaving the site. Increased watering frequency would be required whenever wind speeds exceed 15 mph. Reclaimed (non -potable) water s hould be used whenever possible. C. All dirt stockpile areas should be sprayed daily as needed. D. Permanent dust control measures identified in the approved project re -vegetation and landscape plans should be implemented as soon as possible following completion of any soil disturbing activities. E. Exposed ground areas that are plann4ed to be reworked at dates greater than one month after initial grading should be sown with a fast -germinating native grass seed and watered until vegetation is established. F. All disturbed soil areas not subject to re -vegetation should be stabilized using approved chemical soil binder, jute netting, or other methods approved in advance by the APCD. G. All roadways, driveways, sidewalks, etc, to be paved should be complete as soon as possible. In addition, building pads should be laid as soon as possible after grading unless seeding or soil binders are used. H. Vehicle speed for all construction vehicles shall not exceed 15 mph on any unpaved surface at the construction site. I. All trucks hauling dirt, sand, soil, or other loose materials are to be covered or should maintain at least two feet of freeboard (minimum vertical distance between top of load and top of trailer) in accordance with CVC Section 23114. J. Install wheel washers where vehicles enter and exit unpaved roads onto streets, or was off trucks and equipment leaving the site. K. Sweep streets at the end of each day if visible soil material is carried onto adjacent paved roads. Water sweepers with reclaimed water should be used where feasible. The contractor or builder shall designate a person or persons to monitor the dust control program and to order increased watering, as necessary, to prevent transport of dust off site. The name and telephone number of such persons shall be provided to the APCD prior to land use clearance for map recordation and land use clearance for finish grading of any structure. Mitigation Measure 6.b.1: The grading permit application plans shall include GP PS, BS, CE 6.b.1 erosion control measures to prevent soil, dirt, and debris from entering the storm drain system during and after construction. A separate plan shall be submitted for this purpose and shall be subject to review and approval of the City Engineer at the time of Building Permit application. Mitigation Measure 6.c.1: A soils report shall be required to be submitted BP, GP PS, BS, CE 6.c.1 with a future building permit by the building department. Mitigation Measure 8.e.f.1: The developer is responsible for ensuring that GP PS, BS, CE 8.e.f.1 all contractors are aware of all storm water quality measures and that such measures are implemented. Failure to comply with the approved construction Best Management Practices will result in the issuance of correction notices, citations, or stop orders. Mitigation Measure 11.d.1: All construction activities shall comply with the BP, GP PS, BS, CE 11.d.1 City of Atascadero Noise Ordinance for hours of operation, and as follows: Construction activities shall be limited to the following hours of operation: • 7 a.m. to 7 p.m. Monday through Friday • 9 a.m. to 6 p.m. Saturday • No construction on Sunday Further, particularly loud noises shall not occur before 8 a.m. on weekdays and not at all on weekends. The Community Development Director upon a determination that unusually loud construction activities are having a significant impact on the neighbors may modify the hours of construction. Failure to comply with the above-described hours of operation may result in withholding of inspections and possible construction prohibitions, subject to the review and approval of the Community Development Director. A sign shall be posted on-site with the hours of operation and a telephone number of the person to be contacted in the event of any violations. Staff shall approve the details of such a sign during the Grading Plan/Building Permit review process. EXHIBIT C: Master Plan of Development/Site Plan EXHIBIT D: Landscape Plan _ is EXHIBIT E: Grading & Drainage Plan OF NO Ai OrS op, ff I Jk g: r pr NO g: r pr EXHIBIT F: Conceptual Elevations EXHIBIT G: Conceptual Floor Plans MORRO ROAD EXHIBIT H: Color and Materials Board -Roof- Windows- Exterior Plaster - =I Ash fired 1( -Jay Tile Dark Broom. Clad Earthtones - � I MEN" PLA 5TQR: tAe --- ;ISL BODY COLO« "A2OL D]'&A-fsa le Hl A: CL � ne..ree j .nAr_- I '1341v 9AlA0. TAr /-•�i4.. '.rAI IJ 11a.:_ See project file for specific propesed color selections EXHIBIT I: Project Statistical Summary PROJECT SUMMARY PROJECT ADDRESS: OMMM. MORRO RD MIDLAND PACIFIG BUILDIN6 CO. ATA56ADERO. GA 69SS EL CAMNO REAL 8200 ATASGADERO, GA 15422 SCOPE OP )NORK: T.+E PROJECT CONSISTS Of THREE hr^ P'ROP'E95sONAL OFFtGE BUI_DIN&5 ON A 11.2 4 5 5F. LOT, PROPERTYJhFORMATION: APH! _ __ 05 1 -052-032.09 1 -052-056. AND 03 1 -052 -03 LEGAL DESCRIPTION -------- ___ LOTS 18. 1 4,AND 20 BLOCK QB OF ATASCADERO COLONY LAND U5E ZONE GP PRESENT LAND USE _---___ __ VACANT LAND PROPOSED USE _ —__ PROrE5510NAL OFrt--' BUILDING INFORMATION: OGCUPANGY CON5TRUCTI0N TYPO, -------- 5TORIE5 - ALLOWABLE BUILDM& HE16 4T — 35' ABOVE AVERA&C FMISMED bRAr; BUILDN6 AREA SOUTNBULDIN& SECOND FLOOR 3.529 5' MALI COMPLEX ---------_—__-- PIFt5T PLOOR 1 1.51q 5 SECOND FLOOR 10.5 15 C - NORTH BVILDR.'6 __—_ FRST FLOOR 4,296 S' TOTAL 13.15b 5.F. MINIMUM SETBACKS �— --FRONTO' -----------------------_ SIDES O' -------------- REAR O'E --------------- PRSPRINKLERS ---_------ YES 5.?E INPORMATtffii: TOTAL SITE AREA: BULD,N&FOOTPRINT MAP DSC APE /PA V IN& LAN05CAPIN6 PARKING INFORMATION: .— 11.245 5.P. (1.11 A(:RE5) 1 01,41 1 SP (25. 1 %) ---- 45.05 9 5P (5 b.096) --___ 12,7 15 5P ( 16. q %) REG1'JIRED 1 SPACE FGR EACH Opp S.F. OF BJILn N6 AREA (ATASGADERO USE (:,ATE&0RY ACCOUNrim&jtEAL E5TATE). 4 PARKIN& SPACES TO BE AGGE551BLE_ (GBG TABLE 1 1 B-6) 1 OF EVERY b ACCESSIBLE SPACES TO BE VAN A6GE5S93LE. AREA Of' 13LILDINb (LEASABLE SPACE) _ 50.651 5 TOTAL PARKN& "OURED—____--___ ___ 3.0.6511400 76 SPAC.F PROVIDED. ON-SITE PARKIN& 51"ACE5 (NOT NGLUDIN& ACCE551BLE) 7 9 SPACES ON-54TE AGGCSSrSLE SPACES —_^ --------------_ 4 5PACI: TOTAL PROVIDED &3 SPACES \\Cityhall\cdvlplmnt\- CUP - Conditional Use Permits\CUP 03\CUP 2003-0104 8315 Morro Rd\PC-SR.doc ITEM NUMBER: 4 DATE: 6-15-04 Planning Commission Staff Report Staff Report - Community Development Department 2325 EI Camino Real Single Family Planned Development Zone Change 2003-0046, Residential and Commercial Master Plan of Development (CUP 2003-0112), Tentative Tract Map 2003-0037 (Borges) SUBJECT: The proposed project consists of an application for a Zone Change, Conditional Use Permit (CUP) and Tentative Tract Map. The Zone Change request would establish a Planned Development #7 overlay on the upper 2 -acre portion of the site subject to a master plan of development (CUP) that would allow sixteen (16) single-family residences. The master plan of development (CUP) also includes five (5) commercial 2 -story buildings and a landscaped common open space lot to be constructed on individual lots on the lower 2 -acre portion of the site. The Tentative Tract Map would create a twenty-two (22) -lot subdivision for the overall project. The project site is located within the previously approved Factory Outlets master planned commercial center. The site plan is consistent with the factory outlets approved master plan and development policies within the City's General Plan. The project is subject to architectural and landscape appearance standards. RECOMMENDATION: Staff Recommends: 1. Adopt Resolution No. PC 2004-0065 recommending that the City Council certify Proposed Mitigated Negative Declaration 2004-0018; and, 2. Adopt Resolution No. PC 2004-0066 recommending that the City Council introduce an ordinance for first reading to approve Zone Change 2003-0046 based on findings; and, ITEM NUMBER: 4 DATE: 6-15-04 3. Adopt Resolution No. PC 2004-0067 recommending that the City Council approve the Master Plan of Development (CUP 2003-0112) based on findings and subject to Conditions of Approval and Mitigation Monitoring; and, 4. Adopt Resolution No. PC 2004-0068 recommending the City Council approve Vesting Tentative Tract Map 2003-0037 based on findings and subject to Conditions of Approval and Mitigation Monitoring. Situation and Facts: 1. Applicant / Representative: Jeff Borges, 625 Wild Oats Way Templeton, CA 93465 2. Project Address 3. General Plan Designation 4. Zoning District: 5. Site Area: 6. Existing Use: 7. Environmental Status DISCUSSION: Analysis of Plannina Issues 1. Project Definition 2325 EI Camino Real, Atascadero, CA 93422 (San Luis Obispo County) APN 049-151-037 General Plan Designation: General Commercial; Medium -Density Residential (10 units per acre) Commercial Retail; Residential Multifamily -10 4.00 acres Single Family Residence Proposed Mitigated Negative Declaration 2004-0018 The proposed project consists of subdividing one half of the 4.0 -acre site for 16 single-family homes on individual lots as a Planned Development #7 overlay zone, and one-half of the site for 5 commercial buildings on individual lots and a separate landscaped tot lot for use by the PD -7 residents as a master plan of development (Conditional Use Permit). The commercial building lot sizes range from 7,730 to 12,400 square feet with a 2 -story 1,760 or 2,224 square foot commercial building on each lot. The additional landscape tot lot is 5,122 square feet. Each home will have a two car attached garage with additional uncovered spaces provided in the driveway that fulfill the guest -parking requirement. There are four ITEM NUMBER: 4 DATE: 6-15-04 additional on -street parking spaces available (CUP Condition 16). Each unit is consistent with the PD -7 requirement of providing a minimum 40% parcel landscaping and building footprints of less than 35% of the parcel area. Proposed homes range in size from approximately 3,927 to 5,125 square feet, inclusive of garages. A Master Plan of Development will include all site development and architectural design standards for the project. The Master Plan of Development will be approved in the form of a Conditional Use Permit as required by the Zoning Ordinance. The Planning Commission can make any future amendments to the Master Plan of Development in the future, independent of Council action. Project Summary Table PD -7 SITE AREA SUMMARY COMMERCIAL LOTS j_ -6T AREA -87.432 SF LOT No. GROSS AREA NET AREA SLOG AREA % COVERAGE LANDSCAPE AREA % COVERAGE LOT 1 12.841 Sr 9.322 SF 1,760 SF 14% 1.912 5F 15% LOT 2 19.053 SF 16,319 SF 2,224 SF 12% 9.343 Sr 497: LOT 3 14,533 SF 11,948 SF 1,760 SF 12% 1.645 SF 117E LOT 4 13,022 SF 10.030 SF 1,760 SF 14% 2,235 SF 17% LOT 5 8,900 SF 4,948 SF PARK - 5.122 SF 58% LOT 6 19.083 SF 8.468 SF 1,160 SF 9% 4,163 SF 22x RESIDENTIAL LOTS 7-22 AREA -92.765 SF LOT No. CROSS AREA NET AREA SLOG AREA 35% MAX >: COVERAGE LANDSCAPE AREA % COVERAGE (40% MIN LOT 7 5.700 SF 4,389 SF 1.656 SF 29% 2,601 SF 46X LOT 8 5.100 SF 3,927 SF 1,440 SF 28% 2,306 SF 45% LOT 9 5,100 SF 3,927 SF 1.656 SF 32% 2.082 SF 411E LOT 10 5,100 Sr 3.927 SF 1,112 SF 22% 2,574 Sr 50% LOT 11 5.100 Sr 3.927 SF 1,656 SF 327E 2.082 SF 41% LOT 12 8.034 SF 4.281 SF 1,112 SF 14% 3,374 SF 56% LOT 13 6,275 SF 5,125 SF 1,440 SF 23% 3.395 SF 54% LOT 14 6.275 SF 5.125 SF 1.112 SF 18% 3,665 SF 58% LOT 15 LOT 16 LOT 17 LOT 18 LOT 19 LOT 20 LOT 21 6.275 SF 6.275 SF 8,034 SF 5,100 SF 5.100 Sr 5.100 SF3.927 5.100 SF 5,125 SF 5.125 SF 4,281 SF 3.927 SF 3,927 SF SF 3.927 SF 1,656 SF 1.440 SF 11112 SF 1,656 SF 1,440 SF 1,112 SF 1.656 SF 26% 23% 14% 32% 28% 22% 32% 3.159 SF 3.398 SF 3.310 SF 2.020 SF 2,208 SF 2.489 SF 2,050 SF 50% 54% 65% 40% 43% 49% 40x_ LOT 22 5.100 SF 3.927 SF 1.440 SF 28% 2,213 SF 4376 2. Background Surrounding Land Use and Setting: North: Vacant South: Residential Single -Family ITEM NUMBER: 4 DATE: 6-15-04 East: Residential Single -Family West: EI Camino Real - Factory Outlets The General Plan and Zoning Ordinance identifies properties to the north as general commercial and Medium Density Residential (10 units per acre). Properties to the east are Suburban Estate with a 2.5 -acre minimum lot size and properties to the west are Commercial Park. The project site commercial retail and multi -family residential is consistent with the General Plan. The zoning ordinance allows the proposed commercial development with approval of a Conditional Use Permit/Master Plan of Development. The establishment of a Planned Development Overlay No. 7 (PD -7) in the RMF -10 zone, which requires a minimum of 4 single- family units, consistent with the PD -7 site development standards and appearance review, as analyzed within this report. The PD -7 overlay zone and commercial development requires a Master Plan of Development, which incorporates site development standards and appearance review including architecture, landscaping, materials and color. Per the Zoning Ordinance, the Master Plan of Development is processed as a Conditional Use Permit. Primary Commercial Site Staff notes that on March 23, 2004 the City Council adopted a Primary Commercial Sites Map, which identifies several large sites within the City to be retained for commercial use only. The commercially zoned properties between Del Rio Road and the proposed project site have been designated as a Primary Commercial site. The proposed project includes five commercial buildings and a bndscaped tot lot with vehicular and pedestrian connections to future development north of the project site, as analyzed within this report. ITEM NUMBER: 4 DATE: 6-15-04 Consistency with previously approved factory outlet master plan In July 1996, the City Council approved a general plan amendment, master plan of development, zone change, and certified an environmental impact report for a 83,183 square foot factory outlets commercial center along the east side of EI Camino Real, directly opposite of the Phase I (existing) factory outlet center. In addition a 32 -lot residential subdivision meeting the City's RMF -10 (PD7) multi- family residential zoning standards was included to the east of the phase II commercial project. Although the project was not implemented, the General Plan and zoning designation for the project remain as approved at that time. The General Plan identifies this site, along with adjacent properties to the north and south as a 150,000 square foot Commercial Center with special features including a master plan commercial center compatible with the Factory Outlets. In addition, the current General Plan requires that the Commercial Center, which includes the project site, have an approved Master Plan Development that may be approved in the form of a Conditional Use Permit, Planned Development or Specific Plan. (Policy 1.1, Program 10). As a result of the project site being under several separate ownerships, the project applicant is requesting a conditional use permit for only a portion of the original Phase II project site and has incorporated site plan and vehicular/pedestrian circulation connections consistent with the original intent of the Factory Outlets Phase II commercial center and the requirements of the current General Plan. The following two site plans illustrate the factory outlets phase II commercial center and the location in which the proposed project fits into the overall site. ITEM NUMBER: 4 DATE: 6-15-04 Factory Outlet II Commercial Master Plan m Os U a v,av u+ H n m 4 f6C N V f7 m ca a n r L � a © ¢ LLE 3. ns g J Project Site a a m "" o "V a (Commercial Portion) L D a oc�f- v� av, nmoo a allow s low, ^►t - n A Future Residential Subdivision Peob I" L Z 0 o � R 11 Future Commercial Factory Outlets Phase II I n� I Existing Factory Outlets Phase I W vv - � a m Z ~ r ti 2 CL d ►-OO N > o � p e zea tL. b J m W vui r Q. a ITEM NUMBER DATE: Factory Outlet II Commercial Master Plan Project Site a 4 6-15-04 ITEM NUMBER: 4 DATE: 6-15-04 3. Proposed Site Plan As mentioned above, the General Plan requires that the original phase II project site be developed with a master plan of development. The applicant has provided a master plan of development that demonstrates the proposed development is consistent with the original concept of a master planned commercial center. The applicant has worked with staff in identifying vehicular and pedestrian circulation within the overall site and, ingress and egress along EI Camino Real. The master plan identifies reciprocal circulation between adjacent properties so that when completely developed, the overall commercial area will be parked and circulate similar to the original factory outlets II master development plan. This parking and circulation arrangement will also provide improved ingress and egress from EI Camino Real consistent with the General Plan. ITEM NUMBER: 4 DATE: 6-15-04 Appearance Review Architecture, Materials, Color IGW . u�Z7"T71-20 F1 The applicant proposes homes with special architectural features, upgraded building materials, consistent colors, and landscape design. In addition, staff has added conditions of approval consistent with General Plan & Zoning requirements, as identified below. The project has been designed with five commercial buildings that incorporate architectural themes and materials consistent with traditional Spanish and Monterey influence style architecture. Only minor conditions of approval have been included regarding exterior material finishes (materials, lighting) (CUP Condition 13). In addition, a condition has bee included requiring the commercial buildings to add a stone veneer to the "wainscot" base of each commercial building on street -facing elevations (CUP Condition 14). A variety of architectural embellishments will be incorporated into each building including: Covered entry porches, storefront windows double or single hung windows, decorative wrought iron balcony railings, and gable vents. Four color schemes are proposed for the buildings. Trash/recycle enclosures are provided to serve each building. B. Residential The applicant proposes six different home elevations of traditional wood -sided and stucco home design with special architectural features, upgraded building materials, consistent colors, and landscape design. In addition, staff has added conditions of approval consistent with General Plan & Zoning requirements, as identified below. The project has been designed with residential units that incorporate architectural themes and materials consistent with traditional Atascadero colony neighborhoods. Only minor conditions of approval have been included regarding exterior material finishes (materials, lighting, garage doors) (CUP Condition 13). A variety of architectural embellishments will be incorporated into the new house designs, including: Covered entry porches, double or single hung windows, architectural banding, gable vents, and a variety of composition tile roofing colors. Eleven color schemes are proposed for the new homes. All trash storage, recycle storage, and air conditioning units will be screened from view behind fenced or landscaped enclosures. ITEM NUMBER: 4 DATE: 6-15-04 Elevations of Commercial Buildings En an tam an C I p91-414 11.4 us Left Side FW��,omm � � MME r:� Rear Alli.k main Right Side .,,M Fi-� ITEM NUMBER DATE: 6-15-04 Front Elevations of Residential Buildings ITEM NUMBER: 4 DATE: 6-15-04 The applicant has included a color and material sample board for each house plan. Refer to Exhibit H for details. Planned Sian Proaram A conditional Use Permit for a commercial Master Plan of Development requires a planned sign program. The commercial building elevations identify specific sign locations and sign materials for each building. Although no commercial monument sign is identified, a condition of approval has been added that any future monument sign materials incorporate stone veneer into the overall design (CUP Condition 21). Landscape Desian The preliminary landscape plan has been designed for compatibility with the surrounding neighborhood and visual appearance from EI Camino Real. The site landscaping plan includes a variety of native and accent trees. All front and street - facing side yards shall be landscaped by the developer (CUP Condition 9). The individual property owners will landscape back yards. A landscape buffer planting of trees and shrubs along the rear yards of lots 13, 14, 15, and 16 (CUP Condition 9). Landscape maintenance will be the responsibility of the individual property owner. The landscape plan and palette meets the PD -7 requirements. A condition has been included to utilize a 4 to 6 inch thick layer of mulch under the canopy of any native oak trees to be retained. Only compatible native or drought resistant plant materials with special low-water irrigation systems may be installed under the tree canopy, subject to review and written approval of the project tree arborist, and subject to final staff approval (CUP Condition 9). Two native oak trees will be removed by the proposed project. Site Plan, Circulation, Parking As previously mentioned, the site plan has been proposed to meet the requirements of the Atascadero Municipal Code and the intent of the factory outlets II master plan. The project also meets the appearance review requirements of the General Plan. The project will include street frontage improvements along EI Camino Real. Each lot contains a minimum 2 parking spaces, which is consistent with the code - required parking spaces. Additional guest parking will be available along the access drive for four vehicles (CUP Condition 16). Planned Development 17 requires specific building and garage setbacks. Staff has reviewed each lot and building placement for setback consistency. ITEM NUMBER: DATE Site Drainage 4 6-15-04 The site slopes gently to the southwest towards EI Camino Real and U.S. Highway 101. Drainage has been designed to flow into one on-site shallow drainage detention basin. The basin will be landscaped by the applicant and maintained by the homeowner's association or other funding or maintenance agreement (CUP Condition 23). Wastewater Sewer service will be extended from EI Camino Real to the project site. Tree Protection The project requires the removal of two native oak trees due to project construction. In addition, there is one tree that may be impacted due to project construction. Mitigation measures have been incorporated into the project to reduce impact to native trees to a less than significant level. (Mitigation Measures 4.e.1, 4.e.2, 4.e.3) Also refer to tree protection exhibit and tables below. Evergreen Native Trees (inches) Mitigation Requirement Deciduous Native Trees (inches) dbh notes 1 2 3 4 5 6 Total 0 -inches req'd tree replacements: 6 five gal trees req'd tree replacements: Proposed Replanting 0 five gal trees Proposed Replanting n h— trooc !9d"l Totals 19 -inches 0 five gal trees 6 five gal trees 0 five gal trees 0 five gal trees h— tr— /9d"1 n h— }raac 19d' Remaining Mitigation 6 five gal trees Remaining Mitigation 0 five gal treesI 6 five gal trees Tree Fund Payment: $ 316.67 Tree Fund Payment: $ $ 316.67 dbh notes 1 9 -inches 2 10 -inches 3 4 5 6 Total 19 -inches Mitigation Requirement Deciduous Native Trees (inches) dbh notes 1 2 3 4 5 6 Total 0 -inches req'd tree replacements: 6 five gal trees req'd tree replacements: Proposed Replanting 0 five gal trees Proposed Replanting n h— trooc !9d"l Totals 19 -inches 0 five gal trees 6 five gal trees 0 five gal trees 0 five gal trees h— tr— /9d"1 n h— }raac 19d' Remaining Mitigation 6 five gal trees Remaining Mitigation 0 five gal treesI 6 five gal trees Tree Fund Payment: $ 316.67 Tree Fund Payment: $ $ 316.67 ITEM NUMBER: 4 DATE: 6-15-04 4. Project Benefits One of the required findings for approval of a planned development rezone is that the project offers certain redeeming features to compensate for the requested modification. The table below summarizes the City Council Planned Development Benefits Policy with underlined items applying to the proposed planned development. PD Location Tier 1 Benefits Tier 2 Benefits Inside of Urban Core a) Affordable / Workforce a) Pocket Parks in larger Housing projects PD -7 RQ b) High Quality Architectural b) Trails / Walkways for Redestrign -1 ZDesign RS c) High Quality Landscape c) c) Design d) Buffering between Urban and Suburban zones (large lot sizes, increased setbacks, landscape buffers, etc.) e) Higher density to meet Housing Element goals Affordable Housing The City Council has implemented an interim inclusionary affordable housing program to include a fixed percentage of units within residential developments that require a legislative approval to be reserved as deed restricted affordable units or a in -lieu fee to be collected. In addition, the program provides an incentive of allowing all Inclusionary units to be treated as a density bonus that is not counted as part of the maximum density entitlement of the site. This program requires the proposed project to provide two deed -restricted moderate -income units for a 30 -year period as follows. A condition of approval has been added to this effect (CUP Condition 11 and TTM 9). 6. Tentative Tract Map A twenty -two -lot tract map is proposed as part of the project consistent with the Master Plan of Development. The tract map has been conditioned by staff and the City Engineer to meet all City standards including street frontage improvements. The applicant will be required to record CC&R's for the map that will include maintenance and access of any common areas and the drainage detention basin (CUP Condition 23 and TTM 29). ITEM NUMBER: 4 DATE: 6-15-04 7. Master Plan of Development (Conditional Use Permit) As previously mentioned, a Master Plan of Development is required for the PD -7 overlay zone and the commercial development, to be approved through the Conditional Use Permit process. The Conditional Use Permit process provides the opportunity for the public and the Planning Commission to review the specifics of land use proposals, such as architectural design, site design, landscape, signage, and specific standards of the zoning ordinance. The following five findings must be made to approve a Conditional Use Permit: 1. The proposed project or use is consistent with the General Plan and the City's Appearance Review Manual. Staff Comment: The use and appearance is consistent with the multi -family residential and commercial designation of the Plan and General Plan Land Use Element Policy 1.1 and Housing Element Policy 4.3. 2. The proposed project or use satisfies all applicable provisions of the Title (Zoning Ordinance) including the PD -7 Ordinance. Staff Comment: As conditioned, the project satisfies all PD -7 Zoning Code provisions. the project application. Staff notes that the proposed residential and commercial portions of have been combined into one CUP master plan of development 3. The establishment, and subsequent operation or conduct of the use will not, because of the circumstances and conditions applied in the particular case, be detrimental to the health, safety, or welfare of the general public or persons residing or working in the neighborhood of the use, or be detrimental or injurious to property or improvements in the vicinity of the use. Staff Comment: The proposed residential project will not be detrimental to the general public or working persons health, safety, or welfare. 4. That the proposed project or use will not be inconsistent with the character or the immediate neighborhood or contrary to its orderly development. Staff Comment: The project has been designed to be consistent with the existing neighborhood character, and provides future vehicular and pedestrian connections to adjacent properties. 5. That the proposed use or project will not generate a volume of traffic beyond the safe capacity of all roads providing access to the project, either existing or to be improved in conjunction with the project, or beyond the normal traffic volume of ITEM NUMBER: 4 DATE: 6-15-04 the surrounding neighborhood that would result from full development in accordance with the Land Use Element. Staff Comment: The proposed project and use is consistent with the traffic projections and road improvements anticipated within the General Plan. A single-family residential and commercial subdivision use in the proposed location is consistent and compatible with the surrounding neighborhood. The General Plan identifies one half of this site as multi -family residential to a maximum density of 10.0 dwelling units per acre (du/ac). The other one-half of the site is designated commercial. The project is consistent with the City's General Plan Land Use and Housing elements. Based on staff's analysis in the preceding sections, it appears that all of the required findings for approval of a Master Plan of Development (Conditional Use Permit) can be made. 8. General Plan Consistency The proposed project is consistent with the following General Plan Land Use and Housing Element Policies: The proposed project is consistent with the General Plan Land Use Element designation of the site as a 150,000 square foot Commercial Center with special features including a master plan commercial center compatible with the Factory Outlets (General Plan Policy 1. 1, Program 10). Housing Element Policy 4.3: "Encourage attractive architecture and site landscaping that respect terrain and native trees." In staff's opinion, the project is consistent with the goals and policies of the Land Use Element and the Housing Element. The project will provide 16 single-family dwellings and 5 two-story commercial buildings that fulfill an important housing and business needs within the community. As conditioned, the project incorporates architectural and landscape elements that are consistent with the character of the surrounding neighborhood, and the General Plan's appearance review requirement. 9. Proposed Environmental Determination Staff has prepared an Environmental Impact Assessment in the form of a Draft Mitigated Negative Declaration. The document was circulated to public agencies and interested members of the public on May 24, 2004. The environmental analysis identified concerns regarding potential impacts to aesthetics, air quality, biology, cultural resources, geology and soils, water quality, and noise. Mitigation measures pertaining to these areas are included. A finding is proposed that this project would ITEM NUMBER: 4 DATE: 6-15-04 not have a significant effect on the environment based upon the implementation of the identified mitigation measures. In addition, the project is consistent with Environmental Impact Report (SCH#96011031) for the Atascadero Factory Outlet II and Tentative Tract 2215. The Initial Study has evaluated the potential for this project to cause an adverse effect -- either individually or cumulatively -- on wildlife resources. There is no evidence the proposed project would have any potential for adverse effect on wildlife resources. Based on this finding, a Certificate of Fee Exemption will be submitted with the Notice of Determination after project approval, as required by Public Resources Code section 21089. The Certificate of Fee Exemption allows the project to be exempted from the review fee and environmental review by the California Department of Fish and Game. Staff is recommending the Commission recommend that the City Council certify Proposed Mitigated Negative Declaration 2004-0018. Conclusion The proposed project is consistent with the General Plan and Atascadero Municipal Code, as analyzed within this staff report. The applicant has proposed design modifications and agrees with all mitigation measures and conditions of approval. It is staff's opinion that the proposed project, as conditioned allows the Planning Commission to make all of the required findings for project approval recommendation to the City Council. FISCAL IMPACT: The commercial portion of the project could likely have a slight positive impact on City revenues depending on the future business tax revenues. As a general rule, office space does not generate substantial revenues. The residential portion of the project would have a slight negative impact on City revenues. As a general rule, single-family swellings require services that exceed the revenue generated by the proposed uses. ALTERNATIVES: 1. The Commission may recommend modifications to the project and/or conditions of approval for the project. 2. The Commission may determine that more information is needed on some aspect of the project and may refer the item back to the applicant and staff to develop the additional information. The Commission should clearly state the ITEM NUMBER: 4 DATE: 6-15-04 type of information that is required and move to continue the item to a future date. 3. The Commission may recommend the City Council deny the project. The parcel would retain its designation of commercial and multi -family residential. The Commission should specify the reasons for denial of the project and make an associated finding with such action. PREPARED BY: Steve McHarris, Deputy Community Development Director ATTACHMENTS: Attachment 1: Location Map, Zoning and General Plan Attachment 2 Draft Resolution of Approval Proposed Mitigated Negative Declaration Attachment 3: Draft Resolution of Approval Proposed Zoning Map Change Attachment 4: Draft Resolution of Approval Proposed Master Plan of Development Attachment 5: Draft Resolution of Approval Proposed Vesting Tentative Tract Map Attachment 1: Location Map, General Plan and Zoning -0- _"A r 1 r-} *JPP1PP-; L�{ General Plan MFR (10 un/ac), GC Zoning District RMF -10, CR ITEM NUMBER: 4 DATE: 6-15-04 Project Site }r 7 RS ITEM NUMBER: 4 DATE: 4-20-04 ATTACHMENT 2: Draft Resolution PC 2004-0025 ZCH2O03-0046/Master Plan of Development (CUP 2003-0112)/TTM 2003-0037 Draft Mitigated Negative Declaration DRAFT RESOLUTION PC 2004-0065 A RESOLUTION OF THE ATASCADERO PLANNING COMMISSION RECOMMENDING THAT THE CITY COUNCIL CERTIFY PROPOSED MITIGATED NEGATIVE DECLARATION 2004-0018 PREPARED FOR ZONE CHANGE 2003-0046, CONDITIONAL USE PERMIT 2003- 0112 AND TENTATIVE TRACT MAP 2003-0037 APN 049-151-037 (2325 El Camino Real / Borges) WHEREAS, an application has been received from Jeff Borges (2325 El Camino Real, Atascadero, CA 93422) Applicant and Property Owner to consider a project consisting of a zone change from RMF -10 (Residential Mul&Family) to RMF -10 / PD -7 (Residential Single -Family with Planned Development Overlay #7) with the adoption of a Master Plan of Development, and a Master Plan of Development (Conditional Use Permit 2003-0112) for five 2 -story commercial buildings, a landscaped tot lot, and a twenty-two lot commercial and residential Tentative Tract Map on APN 049-151-037 and, WHEREAS, an Initial Study and Proposed Mitigated Negative Declaration 2004- 0046 were prepared for the project and made available for public review in accordance with the requirements of the California Environmental Quality Act (CEQA); and, WHEREAS, the Planning Commission of the City of Atascadero held a public hearing on Tuesday, June 15, 2004 following the close of the review period to consider the Initial Study and Proposed Mitigated Negative Declaration; and, NOW, THEREFORE, the Planning Commission of the City of Atascadero, hereby resolves to recommend that the City Council certify Proposed Mitigated Negative Declaration 2004-0018 based on the following Findings as shown on Exhibit A: 1. The Proposed Mitigated Negative Declaration has been completed in compliance with CEQA; and, 2. The Proposed Mitigated Negative Declaration was presented to the Planning Commission, and the information contained therein was considered by the Planning Commission, prior to recommending action on the project for which it was prepared; and, The project does not have the potential to degrade the environment when mitigation measures are incorporated into the project. 4. The project will not achieve short-term to the disadvantage of long-term environmental goals. 5. The project does not have impacts which are individually limited, but cumulatively considerable. 6. The project will not cause substantial adverse effects on human beings either directly or indirectly. BE IT FURTHER RESOLVED that a copy of this Resolution be delivered forthwith by the Planning Commission Secretary to the City Council of the City of Atascadero. On motion by Commissioner , and seconded by Commissioner the foregoing resolution is hereby adopted in its entirety by the following roll call vote: AYES: NOES: ABSENT: ABSTAIN: ADOPTED: CITY OF ATASCADERO, CA Bob Kelley Chairperson Attest: Warren M. Frace Planning Commission Secretary Exhibit A Proposed Mitigated Negative Declaration 2004-0018 ATTACHMENT 3: Draft Resolution PC 2004-0026 PD -7 ZCH 2003-0063; Master Plan of Development (CUP 2003-0112) Approval of Proposed Zoning Map Change DRAFT RESOLUTION PC 2004-0066 A RESOLUTION OF THE ATASCADERO PLANNING COMMISSION RECOMMENDING THAT THE CITY COUNCIL APPROVE ZONE CHANGE 2003-0046, AMENDING THE OFFICIAL ZONING MAP DISTRICT OF APN 049-151-037, FROM RMF -10 (RESIDENTIAL MILTI-FAMILY-10) to RMF -10 (RESIDENTIAL MULTI -FAMILY -10) WITH PLANNED DEVELOPMENT OVERLAY #7) (2325 El Camino Real / Borges) WHEREAS, an application has been received from Jeff Borges (2325 El Camino Real, Atascadero, CA 93422) Applicant and Property Owner to consider a project consisting of a zone change from RMF -10 (Residential Multi -Family) to RMF -10 / PD -7 (Residential Single -Family with Planned Development Overlay #7) with the adoption of a Master Plan of Development, and a Master Plan of Development (Conditional Use Permit 2003-0112) for five 2 -story commercial buildings, a landscaped tot lot, and a twenty-two lot commercial and residential Tentative Tract Map on APN 049-151-037 and, WHEREAS, the site's General Plan Designation is MFR (Multi -Family Residential 10 units per acre); and, WHEREAS, the site's current zoning district is RMF -10 (Residential Multi -Family, 10 units per acre); and WHEREAS, General Plan RMF land use designation allows for the creation of single-family planned development projects, and Zoning Ordinance Article 28 allows Planned Development Overlay zones to be established to promote orderly and harmonious development and to enhance the opportunity to best utilize special site characteristics; and WHEREAS, the Planning Commission has determined that it is in the best interest of the City to enact this amendment to the Official Zoning Map to protect the health, safety and welfare of its citizens by applying orderly development of the City; and, WHEREAS, the laws and regulations relating to the preparation and public notice of environmental documents, as set forth in the State and local guidelines for implementation of the California Environmental Quality Act (CEQA) have been adhered to; and, WHEREAS, a timely and properly noticed Public Hearing upon the subject Zone Change application was held by the Planning Commission of the City of Atascadero at which hearing evidence, oral and documentary, was admitted on behalf of said Zoning amendments; and, NOW, THEREFORE, the Planning Commission takes the following actions: SECTION 1. Findings for Approval of a Zone Change to the Official Zoning Map of Atascadero Designating a PD Planned Development Overlay District. The Planning Commission finds as follows: 1. Modification of development standards or processing requirements is warranted to promote orderly and harmonious development. 2. Modification of development standards or processing requirements will enhance the opportunity to best utilize special characteristics of an area and will have a beneficial effect on the area. 3. Benefits derived from the overlay zone cannot be reasonably achieved through existing development standards or processing requirements. 4. Proposed plans offer certain redeeming features to compensate for the requested modification. SECTION 2. Recommendation of Approval. The Planning Commission of the City of Atascadero, in a regular session assembled on June 15, 2004, resolved to recommend that the City Council introduce for first reading an ordinance that would rezone the subject site consistent with the following: 1. Exhibit A: Zone Change Map BE IT FURTHER RESOLVED that a copy of this Resolution be delivered forthwith by the Planning Commission Secretary to the City Council of the City of Atascadero. AYES: ( ) NOES: ( ) ABSENT: ( ) ABSTAIN: ( ) ADOPTED: CITY OF ATASCADERO, CA Bob Kelley Chairperson Attest: Warren M. Frace Planning Commission Secretary -xhibit A: Draft Resolution PC 2004-0066 Official Zoning Map Change 2003-0046 (Planned Development Overlay #7) 1! 1� ATTACHMENT 4: Draft Resolution PC 2004-0067 PD -7 ZCH2O03-0063/Master Plan of Development (CUP 2003-0112) Proposed Master Plan of Development DRAFT RESOLUTION PC 2004-0067 A RESOLUTION OF THE ATASCADERO PLANNING COMMISSION RECOMMENDING THAT THE CITY COUNCIL APPROVE CONDITIONAL USE PERMIT 2003-0112 FOR FIVE COMMERCIAL BUILDINGS, ONE TOT LOT, AND SIXTEEN SINGLE-FAMILY HOMES ON A 4.0 -ACRE SITE (2325 El Camino Real / Borges) WHEREAS, an application has been received from Jeff Borges (2325 El Camino Real, Atascadero, CA 93422) Applicant and Property Owner to consider a project consisting of a zone change from RMF -10 (Residential Multi -Family) to RMF -10 / PD -7 (Residential Single -Family with Planned Development Overlay #7) with the adoption of a Master Plan of Development, and a Master Plan of Development (Conditional Use Permit 2003-0112) for five 2 -story commercial buildings, a landscaped tot lot, and a twenty-two lot commercial and residential Tentative Tract Map on APN 049-151-037 and, WHEREAS, two acres of the site's General Plan Designation is GC (General Commercial) and two acres of the site is MFR (Multi -Family Residential 10 units per acre); and, WHEREAS, two acres of the site's current zoning district is CR (Commercial Retail) and two acres of the site is RMF -10 (Residential Multi -Family, 10 units per acre); and WHEREAS, General Plan MDR land use designation allows for the creation of single-family planned development projects with a master plan of development to be processed as a conditional use permit; and Zoning Ordinance Section 9.2.109 requires a master plan of development for commercial project over 10,000 square feet to promote orderly and harmonious development and to enhance the opportunity to best utilize special site characteristics; and, WHEREAS, the Planning Commission has determined that it is in the best interest of the City to enact this amendment to the Zoning Map to protect the health, safety and welfare of its citizens by applying orderly development and expanding housing opportunities within the City; and, WHEREAS, the laws and regulations relating to the preparation and public notice of environmental documents, as set forth in the State and local guidelines for implementation of the California Environmental Quality Act (CEQA) have been adhered to; and, WHEREAS, a timely and properly noticed Public Hearing upon the subject Zone Change application was held by the Planning Commission of the City of Atascadero at which hearing evidence, oral and documentary, was admitted on behalf of said Master Plan of Development; and, NOW, THEREFORE, the Planning Commission takes the following actions: SECTION 1. Findings for Approval of Master Plan of Development. The Planning Commission finds as follows: 1. The proposed project or use is consistent with the General Plan and the City's Appearance Review Manual; and, 2. The proposed project or use satisfies all applicable provisions of the Title (Zoning Ordinance) including the PD -7 Ordinance; and, The establishment, and subsequent operation or conduct of the use will not, because of the circumstances and conditions applied in the particular case, be detrimental to the health, safety, or welfare of the general public or persons residing or working in the neighborhood of the use, or be detrimental or injurious to property or improvements in the vicinity of the use; and, 4. That the proposed project or use will not be inconsistent with the character or the immediate neighborhood or contrary to its orderly development; and, That the proposed use or project will not generate a volume of traffic beyond the safe capacity of all roads providing access to the project, either existing or to be improved in conjunction with the project, or beyond the normal traffic volume of the surrounding neighborhood that would result from full development in accordance with the Land Use Element. SECTION 2. Findings for Approval of Tree Removal Permit. The Planning Commission finds as follows: The tree is obstructing proposed improvements that cannot be reasonably designed to avoid the need for tree removal, as certified by a report from the Site Planner and determined by the Community Development Department based on the following factors: ■ Early consultation with the City; ■ Consideration of practical design alternatives; ■ Provision of cost comparisons (from applicant) for practical design alternatives; ■ If saving tree eliminates all reasonable uses of the property; or ■ If saving the tree requires the removal of more desirable trees. SECTION 3. Recommendation of Approval. The Planning Commission of the City of Atascadero, in a regular session assembled on June 15, 2004, resolved to recommend that the City Council approval of the Master Plan of Development (CUP 2003-0112) subject to the following: 1. EXHIBIT A: Conditions of Approval/Mitigation Monitoring Program 2. EXHIBIT B: Master Plan of Development/Site Plan 3. EXHIBIT C: Statistical Summary of Project 4. EXHIBIT D: Grading and Drainage Plan 5. EXHIBIT E: Utility Plan 6. EXHIBIT F: Landscape Plan 7. EXHIBIT G: Tree Protection Plan/Arborist Report 8. EXHIBIT H: Commercial Elevations and Floor Plans 9. EXHIBIT I: Residential Elevations and Floor Plans 10. EXHIBIT J: Site Sections 11. EXHIBIT K: Color and Materials BE IT FURTHER RESOLVED that a copy of this Resolution be delivered forthwith by the Planning Commission Secretary to the City Council of the City of Atascadero. AYES: NOES: ABSENT: ABSTAIN: ADOPTED: CITY OF ATASCADERO, CA Bob Kelley Chairperson Attest: Warren M. Frace Planning Commission Secretary EXHIBIT A: Conditions of Approval CUP 2003-0112 Master Plan of Development for PD -7 ZCH 2003-0046 Conditions of Approval / Timing Responsibility Mitigatio Mitigation Monitoring Program /Monitoring n PS: Planning Services Measure BL: Business License BS: Building Services 1325 EI Camino Real GP: Grading Permit FD: Fire Department Master Plan of Development CUP 2003-0112 for PD -7 BP: Building Permit Fl: Finallnspecton PD: Police Department CE: City Engineer ZCH 2003-0046 TO: Temporary occupancy WW: Wastewater CA: Cty Attorney FO: Final Occupancy Planning Services 1. The approval of this zone change and use permit shall become BP PS final and effective following City Council approval. 2. Approval of this Master Plan of Development shall be valid FM PS concurrently with the life of Tentative Tract Map 2003-0037 and then indefinitely following final map. The Master Plan of Development approval shall expire and become null and void unless a final map is recorded consistent with the Master Plan of Development. 3. Changes to the Master Plan of Development shall be approved by On- PS the Planning Commission and do not require Council action. goi ng 4. The Community Development Department shall have the authority BP / FM PS to approve the following minor changes to the project that (1) modify the site plan project by less than 10%, (2) result in a superior site design or appearance, and/or (3) address a construction design issue that is not substantive to the Master Plan of Development. The Planning Commission shall have the final authority to approve any other changes to the Master Plan of Development and any associated Tentative Maps unless appealed to the City Council. 5. All subsequent Tentative Tract Map and construction permits shall BP / FM PS be consistent with the Master Plan of Development contained herein. 6. All exterior elevations, finish materials and colors shall be BP PS consistent with the Master Plan of Development as shown in Exhibits H, I and K. 7. All site development shall be consistent with the maximum BP/FM PS intensities described in the statistical project summary as shown on Exhibit C. 8. All site work, grading and site improvements shall be consistent BP/FM PS with the Master Plan of Development as shown in Exhibit B, E, F and J. 9. A final landscape and irrigation plan shall be approved prior to the BP PS issuance of building permits and included as part of site improvement plan consistent with EXHIBIT B, F, and G. All exterior meters, air conditioning units and mechanical equipment shall be screened with landscape material. Trash/recycle Conditions of Approval / Timing Responsibility Mitigatio Mitigation Monitoring Program /Monitoring n PS: Planning Services Measure BL: Business License BS: Building Services 1325 EI Camino Real GP: Grading Permit FD: Fire Department Master Plan of Development CUP 2003-0112 for PD -7 BP: Building Permit Fl: Final Inspection PD: Police Department CE: City Engineer ZCH 2003-0046 TO: Temporary Occupancy WW: Wastewater CA: Cty Attorney FO: Final Occupancy container areas shall be screened with fencing or landscape. Enclosures are to include solid metal doors. The developer shall landscape all residential front and street- treetfacing facingside yards. The developer shall landscape all commercial areas. All landscape maintenance shall be the responsibility of the individual property owner. Street trees on EI Camino Real shall be Coast Live Oak. All proposed tree locations, species, and sizes shall be as identified in Exhibits B and F, or as amended herein. Trees shall be double staked. Lot 1: Drainage detention basins shall be landscaped with drought tolerant vegetation by the developer and maintained per Condition All lawn areas within the commercial portion of the project shall be replaced with drought tolerant groundcover and shrub plantings. Landscaping underneath the canopy of existing native oak trees shall utilize a 4 to 6 inch thick layer of mulch. Only compatible native or drought resistant plant materials with special low-water irrigation systems may be installed under the tree canopy, subject to review and written approval of the project tree arborist, and subject to final staff approval. A 3 -foot wide landscape planter shall be located between the detention basin, parking lot, and off-site residence. All tot -lot play equipment shall be of commercial grade, design, quality and durability, subject to staff approval. 10. All project fencing shall be installed consistent with EXHIBIT E BP PS subject to the following modifications. Proposed concrete block screen wall shall be of dark earth tone split face material. The design of all fencing shall be compatible with the overall project design, subject to staff approval. Chain link fencing shown on Sheet C-2 shall be omitted. 11. Affordable Housing Requirement: The applicant shall designate FM, BP PS, CE two deed -restricted units for a 30 -year period. Such units shall be located throughout the project and shall be subject to planning staff approval. 12. Affordable Workforce Housng FM, BP PS, CE Prior to recordation of final map, the applicant shall enter into a Conditions of Approval / Timing Responsibility Mitigatio Mitigation Monitoring Program /Monitoring n PS: Planning Services Measure BL: Business License BS: Building Services 1325 EI Camino Real GP: Grading Permit FD: Fire Department Master Plan of Development CUP 2003-0112 for PD -7 BP: Building Permit Fl: Final Inspection PD: Police Department CE: City Engineer ZCH 2003-0046 TO: Temporary Occupancy WW: Wastewater CA: Cty Attorney FO: Final Occupancy legal agreement with the City to reserve 1/2 of the units for sale to residents or workers within the City of Atascadero, including the affordable units. The agreement shall include the following provisions: The units shall be offered for sale to residents or workers within the City of Atascadero for a minimum of 60 -days. During this time period offers may only be accepted from Atascadero residents or workers; The applicant shall provide reasonable proof to the City that at least one of the qualified buyers is a resident or worker within the City Limits of Atascadero; The Atascadero resident or worker restriction shall apply to the initial sale only; The applicant shall identify which units will be reserved; and The City Attorney shall approve the final form of the agreement. 13. All exterior material finishes (materials, lighting, garage doors) BP PS shall be durable, high quality, and consistent with the architectural appearance of each home. Commercial building plaster finish shall be of smooth finish. 14. Residential porch columns/posts shall be of 6"x6" minimum BP PS dimension. Porch railing detail shall be of heavy wood top rail with craftsman style detail, subjectto staff approval. A variety of garage doors shall be used, be of superior architectural design quality, and be of stained wood finish or painted to match the residence main body color. On all commercial buildings, incorporate stone or brick veneer to lower wainscot potion of street facing elevations. Identify wainscot banding as pre -cast or equivalent appearance. 15. Street or access terminus at four locations along the north side of BP, FM PS, CE the site and one location along the west side of site (residential "C" street (Exhibit A) shall require the following, subject to staff approval: Deed notification to each property on the subject street that the street or access will be extended in the future to possible future commercial and residential development, per Exhibit B and TTM Exhibit A. 16. Add two on -street parking spaces along "C" street adjacent to lots BP, FM PS, CE 17 and 12. Conditions of Approval / Timing Responsibility Mitigatio Mitigation Monitoring Program /Monitoring n PS: Planning Services Measure BL: Business License BS: Building Services 1325 EI Camino Real GP: Grading Permit FD: Fire Department Master Plan of Development CUP 2003-0112 for PD -7 BP: Building Permit Fl: Final Inspection PD: Police Department CE: City Engineer ZCH 2003-0046 TO: Temporary Occupancy WW: Wastewater CA: Cty Attorney FO: Final Occupancy 17. Add street paver banding at EI Camino Real entry. 18. Sidewalks fronting lots 20, 21, and 22 to align with lots 5, 17, 18, BP PS and 19 (Not to be against curb). 19. Relocate #12 (lot 21, 22) decorative street lamp to lot 5. BP PS 20. Taper retaining wall location away from drive aisle on lot 3 (SE BP PS corner of building). 21. Sign Program: All commercial building signs shall be I ocated and BP PS constructed per Exhibit H. Proposed residential entry monument signs shall be modified as follows: • Replace stucco finish with fieldstone material shall be replaced with stacked stone or ledgstone material or veneer; • Lettering shall be of die -cut or similar raised metal letters; • Monument sign not to exceed three feet high by five feet wide; • Only one residential monument sign to be permitted at the lot 5 (tot lot) corner. 22. Tree mitigation shall include payment by the applicant of up to BP, FM PS, CE $316.67 into the City tree replacement fund. 23. A homeowners association, or other funding and maintenance agreement between each of the commercial and residential lot property owner shall be submitted for approval by the City Engineer and the City Attorney prior to recording the final map. The agreement shall cover scheduled maintenance of the maintenance of the drainage detention basin and related facilities and common areas. Building Services 24. A soils investigation prepared by a licensed Geotechnical BP FM Engineer is to be provided for the project. The report is to be provided at the time of building permit submittal along with the building plans for review by the Building Division. Recommendations contained in the report are to be incorporated into the project plans. Fire Marshal 25. Final street name selection shall be consistent with the future BP PS, BS street extension, subject to staff approval. Conditions of Approval / Timing Responsibility Mitigatio Mitigation Monitoring Program /Monitoring n PS: Planning Services Measure BL: Business License BS: Building Services 1325 EI Camino Real GP: Grading Permit FD: Fire Department Master Plan of Development CUP 2003-0112 for PD -7 BP: Building Permit Fl: Final Inspection PD: Police Department CE: City Engineer ZCH 2003-0046 TO: Temporary Occupancy WW: Wastewater CA: Cty Attorney FO: Final Occupancy 26. Provide a letter from the Atascadero Mutual Water Company BP BS stating the minimum expected water available to the site. Amount available must meet min. requirement specified in the California Fire Code. 27. Note approved address signage is to be provided. BP BS 28. Note on plans that fire lanes shall be delineated to restrict BP BS parking as required by the Fire Authority. City Engineer Project Conditions Drainage: 29. All drainage facilities shall be designed and constructed in BP PW accordance with the current City of Atascadero Engineering Standards. 30. The applicant shall submit drainage calculations for review and approval of the City Engineer. 31. All drainage basins shall detain the difference in the 2 -year BP PW storm runoff or the undeveloped site and the 50 -year storm runoff of the developed site. The outlet pipe or channel shall be sized for the 2 -year storm peak runoff rate for the undeveloped site at full capacity. 32. The applicant shall address storm water detention to the BP/FM PW satisfaction of the City Engineer, prior to grading and drainage approval, or approval of the final map. 33. A homeowners association, or other funding and maintenance FM PW agreement shall be submitted for approval by the City Engineer and the City Attorney prior to recording the final map. The agreement shall cover scheduled maintenance of the drainage facilities. The maintenance of the facilities shall be equally born by all properties of this development that contribute to the basin 34. Existing drainage patterns from adjacent properties shall not be BP PW obstructed. 35. All drainage from improvements shall cross property lines within BP PW drainage easements. 36. Applicant shall construct all drainage facilities as necessary to BP PW connect to existing facilities in EI Camino Real. City Engineer shall approve final design, prior to construction. Frontage Improvements: BP PW 37. Project shall include construction of curb, gutter and sidewalk BP PW along entire EI Camino Real frontage. 38. The City Engineer shall approve alignment of frontage BP PW improvements. 39. The entry location of project on EI Camino Real shall be located BP PW in such a location as to provide adequate site distance for vehicles exiting project. 40. All utilities shall be undergrounded on EI Camino Real BP PW Improvement Maintenance: Conditions of Approval / Timing Responsibility Mitigatio Mitigation Monitoring Program /Monitoring n PS: Planning Services Measure BL: Business License BS: Building Services 1325 EI Camino Real GP: Grading Permit FD: Fire Department Master Plan of Development CUP 2003-0112 for PD -7 BP: Building Permit Fl: Final Inspection PD: Police Department CE: City Engineer ZCH 2003-0046 TO: Temporary Occupancy WW: Wastewater CA: Cty Attorney FO: Final Occupancy Street Improvements and landscaping. 41. Applicant shall obtain access easements from the adjoining FM PW property owner. If access easements cannot be obtained, the roadway and adjacent facilities must be adjusted so that all improvements are on this property. The final map shall be modified to show this relocation. 42. All street improvements shall be constructed in accordance with BP PW City of Atascadero Engineering Standards. 43. Prior to recording the final map, provisions for the repair and FM PW maintenance of all street and landscaping improvements shall be included in the CC&R's for this tract. Included shall be a mechanism to maintain the streets and landscaping, such as a homeowners association. The City Engineer and City Attorney shall approve the final form prior to recordation. Wastewater: 44. All onsite sewer mains shall be privately owned and maintained. BP PW 45. Prior to recording the final map, provisions for the repair and BP PW maintenance of the private SS shall be included in the CC&R's for this tract. Included shall be a mechanism to maintain the private sewer and structures, such as a homeowners association. The City Engineer and City Attorney shall approve the final form prior to recordation. 46. Applicant shall pay sewer extension (Annexation), Connection BP PW and Reimbursement fees (if applicable) upon issuance of building permit. 47. Gravity mains within the subdivision shall be eight (8) inches in BP PW diameter. 48. Sanitary sewer in EI Camino Real shall be extended across the BP PW entire project frontage. 49. Drainage piping serving fixtures which have flood level rims BP PW located below the elevation of the next upstream manhole cover of the public or private sewer serving such drainage piping shall be protected from backflow of sewage by installing an approved type backwater valve. Fixtures above such elevation shall not discharge through the backwater valve. 50. All sanitary sewer (SS) mains shall terminate in manholes BP PW unless extension of the main, at some later date, is anticipated. If extension of a SS main is anticipated, said SS main may terminate in a cleanout providing the next downstream manhole is less than 300 linear feet from the cleanout and that the point of termination is not a reasonable location for a SS main angle point or intersection. City Engineer Standard Conditions 51. In the event that the applicant is allowed to bond for the public BP BS improvements required as a condition of this map, the applicant shall enter into a Subdivision Improvement Agreement with the City Council. Conditions of Approval / Timing Responsibility Mitigatio Mitigation Monitoring Program /Monitoring n PS: Planning Services Measure BL: Business License BS: Building Services 1325 EI Camino Real GP: Grading Permit FD: Fire Department Master Plan of Development CUP 2003-0112 for PD -7 BP: Building Permit Fl: Final Inspection PD: Police Department CE: City Engineer ZCH 2003-0046 TO: Temporary Occupancy WW: Wastewater CA: Cty Attorney FO: Final Occupancy 52. An engineer's estimate of probable cost shall be submitted for BP PW review and approval by the City Engineer to determine the amount of the bond. 53. The Subdivision Improvement Agreement shall record FM PW concurrently with the Final Map. 54. All public improvements shall be constructed in conformance BP PW with the City of Atascadero Engineering Department Standard Specifications and Drawings or as directed by the City Engineer. 55. The applicant shall enter into a Plan Check/Inspection BP BS agreement with the City. 56. The applicant shall be responsible for the relocation and/or BP PW alteration of existing utilities. 57. The applicant shall install all new utilities (water, gas, electric, BP BS cable TV and telephone) underground. Utilities shall be extended to the property line frontage of each lot or its public utility easement. 58. The applicant shall monument all property corners for BP PW construction control and shall promptly replace them if disturbed. 59. A preliminary subdivision guarantee shall be submitted for BP PW review in conjunction with the processing of the parcel map. 60. All existing and proposed utility, pipeline, open space, or other BP PS/PW easements are to be shown on the parcel map. If there are building or other restrictions related to the easements, they shall be noted on the parcel map. The applicant shall show all access restrictions on the parcel map. 61. Prior to recording the tract map, the applicant shall submit a FM PS/PW map drawn in substantial conformance with the approved tentative map and in compliance with all conditions set forth herein shall be submitted for review and approval by the City in accordance with the Subdivision Map Act and the City's Subdivision Ordinance. 62. Prior to recording the tract map, the applicant's surveyor shall FM PW set monuments at all new property corners or shall indicate, by certificate on the final map, that corners have been set or shall be set by a date specific and that they will be sufficient to enable the survey to be retraced. Conditions of Approval / Timing Responsibility Mitigatio Mitigation Monitoring Program /Monitoring n PS: Planning Services Measure BL: Business License BS: Building Services 1325 EI Camino Real GP: Grading Permit FD: Fire Department Master Plan of Development CUP 2003-0112 for PD -7 BP: Building Permit Fl: Final Inspection PD: Police Department CE: City Engineer ZCH 2003-0046 TO: Temporary Occupancy WW: Wastewater CA: Cty Attorney FO: Final Occupancy 63. Prior to recording the tract map, the applicant shall pay all FM BS outstanding plan check/inspection fees. 64. Prior to recording the tract map, the applicant shall have the FM PW map reviewed by all applicable public and private utility companies (cable, telephone, gas, electric, Atascadero Mutual Water Company). The applicant shall obtain a letter from each utility company, which indicates their review of the map. The letter shall identify any new easements, which may be required by the utility company. A copy of the letter shall be submitted to the City. New easements shall be shown on the parcel map. 65. Upon recording the final map, the applicant shall provide the FM PW City with a black line clear Mylar (0.4 mil) copy and a blue line print of the recorded map. Atascadero Mutual Water Company 66. Before the recording of the final map, the applicant shall submit plans BP BS to AMWC for the water distribution facilities needed to serve the project. AMWC shall review and approve the plans before construction begins on the water system improvements. All water distribution facilities shall be constructed in conformance with AMWC Standards and Details and the California Waterworks Standards (Code of Regulations Title 22, Division 4, Chapter 16). All cross -connection devices shall conform to AWWA and California Department of Health Services standards. 67. Before the start of construction on the water system improvements, BP BS the applicant shall pay all installation and connection fees required by AMWC. Subject to the approval of AMWC, the applicant may enter in to a "deferred connection" agreement. 68. Before issuance of building permits, the applicant shall obtain a "Will BP BS Serve" letter from AMWC for the newly created lots within the subdivision. 69. The applicant shall provide AMWC with easements for those water BP BS facilities proposed for operation and maintenance by AMWC that are constructed outside of publicly maintained right-of-ways. AMWC shall review the form and content of the easements before recordation. Conditions of Approval / Timing Responsibility Mitigatio Mitigation Monitoring Program /Monitoring n PS: Planning Services Measure BL: Business License BS: Building Services 1325 EI Camino Real GP: Grading Permit FD: Fire Department Master Plan of Development CUP 2003-0112 for PD -7 BP: Building Permit Fl: Final Inspection PD: Police Department CE: City Engineer ZCH 2003-0046 TO: Temporary Occupancy WW: Wastewater CA: Cty Attorney FO: Final Occupancy 70. The applicant shall submit a hydraulic analysis with the first plan BP BS check submittal of the water system improvements for the project. The analysis should take into account the fire flows required by the Uniform Fire Code and requirements of the California Waterworks Standards. The applicant is responsible for designing and constructing water system improvements that will provide water at pressures and flows adequate for the domestic and fire protection needs of the project. 71. The applicant shall obtain a separate landscape -irrigation meter(s) BP BS from AMWC for the common areas within the project. 72. Landscaping for the common areas shall be drought -tolerant. BP BS 73. Before construction of the water system improvements, AMWC shall BP BS review and approve the irrigation plans for the common areas within the project. The irrigation plan submittal shall include the following: • Landscape irrigation meter location and size. • Backflow prevention device type, location, and manufacturer • Flow and precipitation rate for each circuit • Irrigation schedules including schedules for establishment period and post establishment period • Total anticipated water application per circuit per month for both schedules • Total landscape water application. • Use drip irrigation where ever possible • A check valve shall be installed on the lowest head in each sprinkler circuit Mitigation Measures BP PS 1.c.1 Mitigation Measure 1.d.1: If exterior lighting is proposed, it shall be designed to eliminate any off site glare. All exterior site lights shall utilize full cut-off, "hooded" lighting fixtures to prevent offsite light spillage and glare. Any luminaire pole height shall not exceed 14 -feet in height, limit intensity to 2.0 foot candles at ingress/egress, and otherwise 0.6 foot candle minimum to 1.0 maximum within the private street. Fixtures shall be shield cut-off type, subject to staff approval. Mitigation Measure 3.b: The project shall be conditioned to comply with all BP BS 3.b applicable District regulations pertaining to the control of fugitive dust (PM -10) as contained in section 6.4 of the Air Quality Handbook. All site grading and demolition plans notes shall list the following regulations: A All material excavated or graded shall be sufficiently watered to prevent excessive amounts of dust. Watering shall occur at least twice daily with complete coverage, preferably in the late morning and after work is finished for the day. B. All clearing, grading, earth moving, or excavation activities shall cease Conditions of Approval / Timing Responsibility Mitigatio Mitigation Monitoring Program /Monitoring n PS: Planning Services Measure BL: Business License BS: Building Services 1325 EI Camino Real GP: Grading Permit FD: Fire Department Master Plan of Development CUP 2003-0112 for PD -7 BP: Building Permit Fl: Final Inspection PD: Police Department CE: City Engineer ZCH 2003-0046 TO: Temporary Occupancy WW: Wastewater CA: Cty Attorney FO: Final Occupancy during periods of high winds (i.e. greater than 20 mph averaged over one hour) so as to prevent excessive amounts of dust. C. All material transported off-site shall be either sufficiently watered or securely covered to prevent excessive amounts of dust. D. The area disturbed by clearing, grading, earth moving, or excavation operations shall be minimized so as to prevent excessive amounts of dust. E. Permanent dust control measured identified in the approved project revegetation and landscape plans shall be implemented as soon as possible following completion of any soil disturbing activities. F. Exposed ground areas that are planned to be reworked at dates greater than one month after initial grading shall be sown with fast -germinating native grass seed and watered until vegetation becomes established. G. All disturbed areas not subject to revegetation shall be stabilized using approved chemical soil binders, jute netting, or other methods in advance by the APCD. H. All roadways, driveways, sidewalks, etc. to be paved shall be completed as soon as possible. In addition, structural foundations shall be completed as soon as possible following building pad construction. I. On-site vehicle speed shall be limited to 15 mph for any unpaved surface. J. All unpaved areas with vehicle traffic shall be watered at least twice per day, using non -potable water. K. Streets adjacent to the project site shall be swept daily to remove silt which may have accumulated from construction activities so as to prevent excessive amounts of dust from leaving the site. L. Wheel washers may be required when significant offsite import or export of fill is involved. M. Large canopy shade trees shall be provided along street frontages and within parking areas to shade paved areas and minimize urban heat build- up. Mitigation Measure 4.e.1: A final arborists report shall be required prior to GP BS 4.e.1 project implementation. The report shall identify each native tree proposed for removal and each tree within the project area subject to potential impact. The report shall provide recommendations for tree pruning, tree protection of existing native trees to remain, and identify native tree impact/replacement mitigation per the Atascadero Municipal Code Section 9-11.105. Mitigation Measure 4.e.2: The building permit site plan shall identify all GP BS 4.e.2 protection and enhancement measures recommended by the Certified Arborist in the Tree Protection Plan. Tree protection fencing shall be installed at the locations called out in the Tree Protection Plan. Mitigation Measure 4.e.3: The proposed street -facing landscape trees, parking GP BS 4.e.3 lot and street trees shall be 15 -gallon size and double staked. Conditions of Approval / Timing Responsibility Mitigatio Mitigation Monitoring Program /Monitoring n PS: Planning Services Measure BL: Business License BS: Building Services 1325 EI Camino Real GP: Grading Permit FD: Fire Department Master Plan of Development CUP 2003-0112 for PD-7 BP: Building Permit Fl: Final Inspection PD: Police Department CE: City Engineer ZCH 2003-0046 TO: Temporary Occupancy WW: Wastewater CA: Cty Attorney FO: Final Occupancy Mitigation Measure 4.e.4: The developer shall contract with a certified arborist GP BS 4.e.4 during all phases of project implementation. The certified arborists shall be responsible for monitoring the project during all phases of construction through project completion, as follows: (a) A written agreement between the arborist and the developer outlining a arborist monitoring schedule for each construction phase through final inspection shall be submitted to and approved by planning staff prior to the issuance of building/grading permits. (b) Arborist shall schedule a pre-construction meeting with engineering /planning staff, grading equipment operators, project superintendent to review the project conditions and requirements prior to any grubbing or earth work for any portion of the project site. All tree protection fencing and trunk protection shall be installed for inspection during the meeting. Tree protection fencing shall be installed at the line of encroachment into the tree's root zone area. (c) As specified by the arborist report and City staff: ■ Prune all trees to be saved for structural strength and crown cleaning by a licensed and certified arborist; ■ Remove all debris and spoils from the lot cleaning and tree pruning. ■ All trenching or grading within the protected root zone area, outside of the tree protection fence shall require hand trenching or preserve and protect roots that are larger than 2 inches in diameter. ■ No grading or trenching is allowed within the fenced protected area. ■ Any roots that are 4 inches in diameter or larger are not to be cut until inspected and approved by the on-site arborist. ■ Apply any additional recommendations of the project arborist. (d) Upon project completion and prior to final occupancy a final status report shall be prepared by the project arborist certifying that the tree protection plan was implemented, the trees designated for protection were protected during construction, and the construction-related tree protection measures are no longer required for tree protection. Mitigation Measure 5.b: Should any cultural resources be unearthed during site GP PS, BS, CE 5.b development work, the provisions of CEQA -Section 15064.5, will be followed to reduce impacts to a non-significant level. Mitigation Measure 6.b.1: The grading permit application plans shall include GP PS, BS, CE 6.b.1 erosion control measures to prevent soil, dirt, and debris from entering the storm drain system during and after construction. A separate plan shall be submitted for this purpose and shall be subject to review and approval of the City Engineer at the time of Building Permit application. Mitigation Measure 6.c.d: A soils report shall be required to be submitted with GP BS 6.c.d a future building permit by the building department. Mitigation Measure 8.e.f.1: A Stormwater Pollution Prevention Plan GP PS, BS, CE 8.0.1 (SWPPP)/Erosion Control Plan shall be submitted and approved by the City Engineer prior to the issuance of the building permit. The plan shall include storm water measures for the operation and maintenance of the project for the review and approval of the City Engineer. The Building Permit application plans shall identify Best Management Practices (BMPs) appropriate to the uses Conditions of Approval / Timing Responsibility Mitigatio Mitigation Monitoring Program /Monitoring n PS: Planning Services Measure BL: Business License BS: Building Services 1325 EI Camino Real GP: Grading Permit FD: Fire Department Master Plan of Development CUP 2003-0112 for PD -7 BP: Building Permit Fl: Final Inspection PD: Police Department CE: City Engineer ZCH 2003-0046 TO: Temporary Occupancy WW: Wastewater CA: Cty Attorney FO: Final Occupancy conducted on site that effectively prohibit the entry of pollutants into storm water runoff. Mitigation Measure 8.e.f.2: The developer is responsible for ensuring that all GP PS, BS, CE 8.e.f.2 contractors are aware of all storm water quality measures and that such measures are implemented. Failure to comply with the approved construction Best Management Practices will result in the issuance of correction notices, citations, or stop orders. Mitigation Measure 11.d: All construction activities shall comply with the City of BP, PS, BS 11.d Atascadero Noise Ordinance for hours of operation. GP Construction activities shall be limited to the following hours of operation: • 7 a.m. to 7 p.m. Monday through Friday • 9 a.m. to 6 p.m. Saturday • No construction on Sunday Further, particularly loud noises shall not occur before 8 a.m. on weekdays and not at all on weekends. The hours of construction may be modified by the Community Development Director upon a determination that unusually loud construction activities are having a significant impact on the neighbors. Failure to comply with the above-described hours of operation may result in withholding of inspections and possible construction prohibitions, subject to the review and approval of the Planning Commission. A sign shall be posted on-site with the hours of operation and a telephone number of the person to be contacted in the event of any violations. The details of such a sign shall be approved by staff during the Grading Plan/Building Permit review process. EXHIBIT B: MASTER PLAN OF DEVELOPMENT/SITE PLAN EXHIBIT C: STATISTICAL SUMMARY OF PROJECT Proposed Project Summary PD -7 SITE AREA SUMMARY COMMERCIAL LOTS 1-6).AREA-87.432 SF LOT No. GROSS AREA NET AREA BLOC AREA X COVERAGE LANDSCAPE AREA % COVERAGE LOT 1 12.841 SF 9.322 SF 1,760 SF 14% _ 1.912 5F 15% LOT 2 19.053 SF 16,319 SF 2,224 SF 12% 9.343 Sr 1,645 SF 49% 11% LOT 3 14.533 SF 11,948 SF 1,760 SF 12% LOT 4 13,022 SF 10.030 SF 1,760 SF 14% 2,235 SF 17% LOT 5 8,900 SF 4,948 SF PARK - 5.122 SF 1 58% LOT 6 19.083 SF 8.468 SF 1,750 SF 9X 4,163 SF 22% RESIDENTIAL LOTS 7-22 AREA -92.765 SF ___ LOT No. CROSS AREA NET AREA SLOG AREA 7: COVERAGE �►x MAK LANDSCAPE AREA X COVERAGE (40R MIN) LOT 7 5.700 SF 4,389 SF 1,656 SF 29% 2,601 SF 46% LOT 8 5.100 SF 3,927 SF 1,440 SF 28% 2.306 SF 45% LOT 9 5,100 SF 3,927 SF 1,656 SF 327: 2.082 SF 41% LOT 10 5,100 Sr 3.927 SF 1,112 SF 22% 2.574 SF SOX LOT 11 LOT 12 5,100 SF 8.034 SF 3.927 SF 4,281 SF 1,656 SF 1.112 SF 32% 14% 2.082 SF 3,374 SF 41% 56% LOT 13 6,275 SF 5,125 SF 1,440 SF 23% 3,395 SF 549. LOT 14 6.275 SF 5.125 SF 1.112 SF 18X 3,665 SF 58% LOT 15 LOT 16 LOT 17 LOT 18 LOT 19 LOT 20 LOT 21 6,275 SF 6.275 SF 8,034 SF 5,100 SF S,t00 SF 5.100 SF 5,100 SF 5,125 SF 5.125 SF 4,261 SF 3.927 SF 3,927 SF 3.927 SF 3.927 SF 1,656 SF 1.440 SF 1,112 SF 1.656 SF 1,440 Sf 1,112 SF 1.656 SF 26R 23% 14% 32X 287G 22% 32% 3.159 SF 3,398 SF 3,310 SF 2.020 SF 2.208 SF 2.489 SF 2,050 SF 50% 54% 65% 40% 4376 49N 40_x_ LOT 22 1 5,100 Sf1 3,927 SF 1.440 SF 28% 2,213 SF 43% EXHIBIT D: GRADING AND DRAINAGE PLAN EXHIBIT E: UTILITY PLAN r EXHIBIT F: LANDSCAPE PLAN 1 E Z-1 177N{ 3W'aKn WIVH -Ia44 o>utwe-1 12 ITEM NUMBER: 4 DATE: 4-20-04 40 Exhibit G: LANDSCAPE PLAN 2 I v Ua EXHIBIT G: TREE PROTECTION PLAN Tree Report Field Evaluation Form r R=301 TREE Itag tup ticrita�e Tree' Y ivo� SPE Qtttxcagnfo Lobaw dutTmxs& douglastt \� 01her I HY5IC:AL ZjT_&UCjj RL A.PP�TING: No of tntnks 1 a a B D F. DtamUa at 4.5' .A"c grade GZ Gdeat of Drip Lure (feet I j,� Q��� N' i�% S: i /z c Vr' i �J ��' ell 1�" _I 1' Minmtum clwramx [rum Kroam (Iced PICTURE: 2 w z TnW height (catrnate) fw Broken/Dcad Branches Trunk/branch (�arttttt H/ALTH: Yes (n!"Frrc Funral Frwung Bodtes. LoxModtum Wgh Tip Dmback L.. NWium High E.Joluttng Bark: Trunk Bran�ch SLOW T Tip Gtow�th � lufetltum 6DI Ctnxn TUnning Wr 1.0% MMium I hFh Comments. INSY Twig gsrNem �icx L o%, hkdtum High LAKatton Woodborcrs Low Mcdrum High Location ?It ScakS n+c Lou mcdJum Itick [,)Calton CmIIs. Low Medium H,Q6 mostdnc Low Mexlntm IIrKh INJALW CS: Brtte Damage wv CMERAL, F- SME Yj-GDF A&iNT: Yes (n!"Frrc Damaxt Yes (59-1Fresh Breaks Yes otsure Yes Root Da nu8dE\? Sunevor Date of Sut,cs EXHIBIT G: TREE PROTECTION PLAN Tree Report Field Evaluation Form THF h (i sew Q SPECIE , folia Iobata_ dumosa, douglasti PHYSICAL STRUCTUI: No of trunks 2 ,t �0 Diamda at a S' abotr grads cQJ � E%tenl of Dnp Linc (feet) N 17 S. 10 E rj w 20 Minimum clearance from g"xmd (fed). N I O S 117 I: � W: 14!::P Tout height (estimate) feet 20 BrokentDrnd Branches. A—'"{-�M' 1'runk/Hrarich Cavities IIWALT : ' — Fungal Fruiting bodiesL.ow Mcdiuiu Hiilh Tip Dielaack o t Medium Hath E\follating Bark Trunk Branch I sp Growth L hfod,uu ii h 1'rnwn Thinning No,, A Mcdiutn ich ( ontnKnls. INSKCI ?AR6,S11L,5'- Twiggirdkrs. �Low Medium High Louse Ip[t Woodboren 6� Low Medium High Location Pit Scales Lou Medium High Location Gats Medium High Vti:.tktoc Lor A Medium High INJ )1 RIES: Browse Dam&W Yes Fac Yes Frere Breaks Breakks Yes 7l/ci�ryi' Hoa I)amage/E\ynwlre Yes GILN1 AL VIGOR ASSELSSMENT: Heritage Tree! Y� twNC ' AC"", (' 1) F SETTINlG: PICTU IW � ROW 41 Jo = Jam• K Oma, JQ� 4'PBt)RI�U�� Sunr EXHIBIT G: TREE PROTECTION PLAN 'Free Report Field E%aluation Form TREE (t?9"', �j HenlaRc'I rre' Y Nu SPC('IES: Quercus agnnfoha. )obata. dun>os3, doug):ni Other 17, +� � PHYSICAL STRUCTURE- APPEARANCE RATING:. No of trunks A u n l rwisuctcr ai 3 V atone grade k-? SETTING: h.-octu1 of Drip Linc (feet) N: �, S IV E )0 W 12 Minimum clearance from ground (foci) N 2 S 2 E W Q n2 Total height (cstinuitc) feet 2 � Lon Medium B )cad Branches: ranch Ca+dies Location Yes e S12 V Woodboren None LOU ium Fungal Fruiting Bodies. / o r� L.o++ Medium High Tip DicNicl ���Jjot►'c Lo+ Higli Exfoliatin) F3art None Branch Tip G N High 17111 wni Cronnrng N Sedw High Commemti INS4:C"rSIPARASITTt: Bro%+%c Damage Tuig girdiers � Lon Medium High Location Yes e S12 Rout traniagcJGxpoourc Woodboren None LOU ium High Location I'll Sr—Acs 6PLoii Medium High L.option Gills Lai+ Medium 1119h Misildoe LAM Mtdltini High INJURIES: Bro%+%c Damage Yes Fire Djmage Yes Fresh Breaks Yes e S12 Rout traniagcJGxpoourc Ycs o GENERAL VIGOR ASSESSMENT: Cror PICTURE. _OLddc of Sur+,c+ ITEM NUMBER: 4 DATE: 4-20-04 EXHIBIT H: COMMERCIAL ELEVATION AND FLOOR PLANS EXHIBIT I: RESIDENTIAL ELEVATION AND FLOOR PLANS iSry �y 0 � j O F,- 7 1 3 • ' r in i l 4 z, S R; k (�. C13 air F_I 1 w CE3 <r m u L_l < B c O V i! , W> °' b Hm m E$ m y cn G O eED v � °` a EXHIBIT I: RESIDENTIAL ELEVATION AND FLOOR PLANS 111) 11111 r �. i ITR _u uj • 111111111 Elillllllllegt �,� mll��j � :' IIIIIIIIIII lil IIID II 111 / _� ('nrwon'•nnnnnu. Iwurt _ �� Il 1� • lununm IL u ._ .1 `I. ll 11 E 1 .M_• 1• . 11 C —cz - aIAIIHI I (E ca A - :, •♦ V - Ell co . �r ■ , - -- • EXHIBIT I: RESIDENTIAL ELEVATION AND FLOOR PLANS Ilillllliq 1 �' IIIIIIUI �'' Itllllfill �� Illlldll 'YI=YN�YYY %to __ IMN�' N WE 11 � �i 11111111111 • 11111111111 • � !11 1 ,r • � r ll u HSI r u _; III I� � ■■, u —', ,�m•n� r Illll I t �I lip, 1111N11 - = •u�,urN new �i�,21� greeYn � • EXIBIT J: SITE SECTIONS �II 2S 1 1 1 1 1 1 1 Q s All I S t t U O 11 1111, 11 Ilit I, �. I�t���iti 2S 1 1 1 1 1 1 1 Q ITEM NUMBER: 4 DATE: 4-20-04 EXHIBIT K: COLOR AND MATERIALS VELOPMENT h I Plan 1175A shown with Color Scheme F caor.aMn»don I1d Iuonnrti� �P� � � Mr�tlon Color and Material Schedule - Scheme F MATERIAL DESCRIPTION FINISH COLOR MAIN BODY SIDING -STUCCO DEVOE 3W21-5 (FALLEN BRIDGE) FASCIA, TRIM WOOD DEVOE 2WIS-5(MOOIAACCENT) 6 BARGE BD FRONT DOOR %VOOQIT&TAL DEVOE 3W12-5 MOOD FLIT) 6 ACCENTS REARISIDF DOOR WOODA/ETAL DEVOE 3W21.5 (FALLEN BRIDGE) WINDOWS VINYL FACTORY WHITE GARAGE LIVOR EMBOSSED ME T AL DEVOE 3W21.5 (FALLEN BRIDGE) ROOFING COMPOSITION PRESIDENTIAL CHARCOAL BLACK TEXTURED ALL STUCCO COLORS TO BE AN tNTFGRAI COI.OR SYSTFIA. NOT PAINTED ALL COLORS BASED ON DEVOE PAINT OR EQUAL flan 12956 shown with Color Schcmc C Color scheme does not neowwiy coainpond 4o pion ebvaWn Color and Material Schedule - Scheme C MATERIAL OFSCRMON FINISH COLOR MAIN BODY SiDINGISTUCCO DEVOE 3W22.1 (LBAESTONE) FASCIA. TRIM WOOD DEVOE 3W224 (COUNTRY ROAD) E BARGE BO FRONT DOOR WOODJMETAL DEVOE 3W9-5 (SMOOTH RUST) & ACCENTS REARISIDE DOOR WOODAMETAL DEVOE 3W22-1 (LIMESTONE) WINDOWS VINYL FACTORY WHITF GARAGL DOOR LMBOSSLD METAL DEVOE 3W22.1 (LIMESTONF) ROOFING COASPOSITION PRESIDENTIAL AUTUMN BLEND TEXTURLD ALL STUCCO COLORS TO BE AN INTEGRAL COLOR SYSTEM NOT PAINTED ALL COLORS BASE 0 ON DEVOE PAINT OR EQUAL Plan 1295B shown with Color Schemc C W !ksk Color adI M dons not neon * COItMpWd OD plan elevation Color and Material Schedule - Scheme C MATERIAL DESCRIPTION FOSSM COLOR - — MAIN BODY SIDINGISTUCCO DEVOE 3W22-1 (UMESTONE) FA30A. TRIM WOOD DEVOE 3W22-4 (COUNTRY ROAD) a BARGE BD FRONT DOOR WOOOfbETAL DEVOE 3WO-5 (SMOOTH RUST) & ACCENTS REAR/SIDE DOOR WOODIMETAL Df VOE 3W22.1 (LIMESTONE) WMIDOWS VINYL FACTORY WHITE GARAGE DOOR EMBOSSED METAL DEVOE 3W22.1 (LIMESTONE) ROOFING COMPOSITION PRESIDENTIAL AUTUMN BLEND TEXTURED ALL STUCCO COLORS TO BE AN INTEGRAL COLOR SYSTEM, NOT PAINTED ALL COLORS BASED ON DEVOE PAINT OR EQUAL Plan 1 I 75 shown with Color Scheme E GWw eLf m.w doss rx t neoseeeft cwmspold b pi^ elevation W G W N Color and Material Schedule - Scheme E MATERIAL DESCRIPTION FINISH COLOR MAIN BODY SIDNGI3T000A DEVOE 3W22-3 (WARM SHADOW) FASCIA, TRIM WOOD DEVOE I W19-2 (WHITE SAND) & BARGE BD FRONTDOOR WOODIMEIAL DEVOE 3W216(TANGLEW000) d ACCENTS REAR/SIDE DOOR WOODIMETAL DEVOE 3W22-3 (WARM SHADOW) WINDOWS VINYL FACTORY WHITE GARAGE DOOR EMBOSSED METAL DEVOE 3W22-3 (WARD! SHADOW) ROOFING COMAI'OSITION PRESIDENTIAL AUTUMN BLEND TEXTURED ALL STUCCO COLORS TO BE AN INTEGRAL COLOR SYSTEM. NOT PAINTED ALL COLORS BASED ON DEVOE PAINT OR EQUAL Plan 1400B shown with Color Scheme A Cob? admin dM not 7noa ly consopald 10 vbn.+.v flora Color and Material Schedule - Scheme A MATERIAL DESCRIPTION FINISH COLOR MAIN BODY SIDINGISTUCCO DEVOE 2W17-2 (DAMASCUS BISQUE FASCIA TRIM WOOD DEVOE 2W19-1 (CLAY PEBBLE) Q BARGE BO FRONT DOOR YVOOJMETAI DEVOE 2W11-4 (COSTA CLAY) A ACCENTS RFARISIDE DOOR WOOOWTAI DEVOE ZW17-2 (DAMASCUS BISQUI. WINDOWS VINYL FACTORY 'hNrtE GARAGE DOOR EMBOSSED METAL DEVOE 2W17.2 (DAMASCUS BISQUE) ROOFING COMPOSITION PRESIOENTIA: AUTUMN BLEND TEXTURED ALL ST UCCO COLORS TO BE AN INTEGRAL COLOR SYSTEM. NOT PAINTED ALL COLORS BASED ON DEVOE PAINT OR EQUAL I I. �- �- Plan 1400A shown with Color Scheme B Color scheme does not neceowty owmspond to plan elevation 3~ i� b F �o Color and Material Schedule - Scheme B MATERIAL DESCRIPTION FINISH COLOR MAIN BODY SIDINGISTUCCO DEVOE 4WT 74 (BASKET TAN) FASCIA TRIM WOOD DEVOF IWI"(HONEYSUCKLE WHITE) S BARGE BD FRONT DOOR WOOTa7AETAL DEVOE 31NA26-5 (CRIMSON GLORY' R ACCENTS RFAR/SIDE DOOR WOODQIAETAL DEVOE 4WI7 4 1BASKCT TAN) WINDOWS VINYL FACTORY WHITE GARAGE DOOR EMBOSSED METAL DEVOE 4W114 (BASKET TAN' ROOFING COMPOSITION PRESIDENTIAL DARK BROWN TEXTURED ALL STUCCO COLORS TO BE AN INTEGRAL COLOR SYSTEM, NOT PAINTS! ALL COLORS RASFD ON DFVOF PAINT OR EQUAL Plan 1295A shown with Color Scheme: 1) 1..1.. Colorado, does not noeoea wW oorraapond to plan eleva(bn Color and Material Schedule - Scheme D MATERIAL DESCRIPTION FINISH OOLOR MAIN BOOY SIDINCISTUCOO DEVOE 3C22-5 (SAXON GREENI FASCIA, TRIM WOOD DEVOE 3W8 5 (SUN DRIED BRICK) 8 (TARGE 80 FRONT DOOR WOODiMETAL DEVOE 2W 11.0 (COSTA CLAY) 8 ACCENTS R[ARiSIDE DOOR WOOOiMETAL DEVOE 3C22-5 (SAXON GREEN) WINDOWS VINYL FACTORY WHfTE GARAGE DOOR EMBOSSED MFTAL DEVOE 3022-5 (SAXON GREEN) ROOHNG COMPOSITION PRESIDENT(Ai CHARCOAL BLACK TEXTURED ALL STUCCO COLORS TO BE AN INTEGRAL COLOR SYSTEM, NOT PAINTED ALL COLORS BASED ON DEVOE PAINT OR EQUAL Front IZe tir Commercial - Retail Building k,%,W. Color and Material Schedule - Scheme 11 MATERIAL DESCRIPTION FINISH COLOR MAIN BODY STUCCO DEVOE 4W17.3 TUSCAN TAN) FRONT DOOR WOOD.W.TAL DEVOC 4WA25-3 (CRIMSON VELVET) d ACCENTS STOREFRONT ALUMINUM FACTORY MEDIUM RRON7F WINDOWS VINYL FACTORY WRITF BEAMS WOOD DFVOE /WA726 (SEAL SKIN) ROOFING CLAY TILE NATURAL CI AY TEXTURED ALL STUCCO COLORS TO BE AN INTEGRAL- COI OR SYSTEM. NOT PAINTED ALL COLORS BASED ON DEVOE PAINT OR FOUAL eb l ii ■ i ■■ ■■ an ■: or ■■ Plan 2 Story C'ornmercial-Retail shown with Color Scheme F 4-j COW edwo doM not Irowry oorlwpu b pW.i.r.�on Color and Material Schedule - Scheme E MATERIAL DESCRIPTION FINISH COLOR MAIN BODY STUCCO DEVOE 4W20.2 (ALAMEDA STONE) CENTRAL BODY STUCCO DEVOE 4WI3-3 (PEACHWOOD) rVnN f rW-r "-r,,«r'+ vu."em 'IWAZ,4E, t FASCIA BEAMS WOOD DEVOE 2WI"(KAISER BROWN) POSTS. RAFTERS b BARGE BD PORCH CEILING WOOD DEVOE 4WJ(-2 (ALAMFOA STONE) FRONI DOOR WOCHa'METAL DEVOE =W16-(�(FW�,e'ieow.—A) b ACCENTS REAR/SIDE DOOR WO(XYMF.TAL. DEVOE WINDOWS VANYL FACTORY WHITE ROOFING COMPOSITION PRESIDENTIAL AIITUMNBLFNO TEXTURED ALL STUCCO COL ORS TO BE AN INTEGRAL COLOR SYSTEM, NOT PA)NTFD ALL COLORS IXASED ON DEVOE PAINT OR EOUAL «. ... r Commercial Building !/o �cYt yp �L•y�3 7 EE7 m C N N Color and Material Schedule - Scheme G MATERIAL DESCRIPTION FINISH COLOR MAIN BODY STUCCO DEVOE 1W21.5 (ANTIQUE IVORY) FASCIA, TRIM WOOD DEVOE 3W19-6 (TUSCAN OLIVE) 8 BARGE 80 FRONT DOOR WOOD/METAL DEVOE 4WA25-2 (ALGONOUIN RED) WINDOWS VINYL FACTORY WHITE ROOFING TILE NATURAL CLAY BEAMS WOOD DEVOE 3W19-6 (TUSCAN OLIVE) ALL STUCCO COLORS TO BE AN INTEGRAL COLOR SYSTEM. NOT PAINTED ALL COLONS BASED ON DEVOE FAINT OR EQUAL 1 VIIP t s 1 CM rM Front (tear Mixed Use Building , Y i+t j v w Color and Material Schedule - Scheme H MATERIAL DESCRIPTION FINISH COLOR MAIN BODY STUCCO DEVOE 4WI7.3 TUSCAN TANI FRONT DOOR WOOMMETAL DEVOE 4WA25 3 (CRIMSON VELVET) 6 ACCENTS STOREFRONT ALUMINUM FACTORY MEDIUM BRONZE WINDOWS VINYL FACTORY WHITE BEAMS WOOD DEVOE 4WA22-6 (SEAL SKIN) ROOnNG CLAY TILE NATURAL CLAY TEXTURED ALL STUCCO COLORS TO BE AN INTEGRAL COLOR SYSTEM, NOT PAINTED ALL COLORS BASED ON DEVOE PAINT OR FOUAL Plan 1254B shown with Color Scheme C 1. ..1. Cobr sd1MtMu not newww" owespond to pW1 alma wl OESCRIFTM FINISH COLOR MAIN BODY SIDING/STUCCO DEVOE 3W223 (WARM SHADOW; g� Color and Material Schedule - Scheme F. MATERIAL OESCRIFTM FINISH COLOR MAIN BODY SIDING/STUCCO DEVOE 3W223 (WARM SHADOW; FASCIA, TRIM WOOD DEVOE IW19.2(WHITE SAND) d BARGE BD FRONT DOOR WOODAETAL DEVOE 3W21B (TANGLEW000) b ACCENTS REARISIDE DOOR W0004RTAL DEVOE 3W223 (WARM SHADOW, VONDOWS VINYL FACTORY WHITE GARAGE DOOR EMROSSED METAL DEVOE 3W223 (WARM SIUIDOW ROOFING COMPOSITION PRESIDENTIAL AUTUMN BLEND TEXTURED ALL STUCCO COLORS TO BE AN INTEGRAL COLOR SYSTEM. NOT PAINTED ALL COLORS BASED ON DEVOE PAINT OR EQUAL Plan 1305A shown with Color Scheme D „1, Co'or scheme does rut nece w* cwmspow to pun dwam Color and Material Schedule - Scheme D MATERIAL DESCRIPTION F"SH COLOR MAIN BODY SIDING/STUOCO DEVOE FASCIA. TRW WOOD DEVOE d BARGE BD FRONT DOOR WOODMETAL DEVOE & ACCENTS REARISIDE DOOR WOODi'METAL DEVOE 3022-5 (SAXON GREEN) 3WS-S (SUN-DRIED BRICK) 2W t T -d (COSTA CLAY) 3022.5 (SAXON GREEN) WINDOWS VINYL FACTORY WHITE GARAGE DOOR EMBOSSED ME IAL DEVOE 3022.5 (SAXON GREEN) ROOFING COMPOSITION PRLSIDENTIAL CHARCOAL BLACK TEXTURED ALL STUCCO COLORS TO BE AN INTEGRAL COLOR SYSTEM. NOT PAINTED ALL COLORS RA -';FD ON DFVOF PAINT OR EOUAI Plan 1305B shown with Color Schemc C S Color scheme does not neemmny conwMW to pW elwMion Color and Material Schedule - Scheme C MATERIAL DESCRIPTION FINISH COLOR MAIN BODY SID,NGISTUCCO DEVOE 3W22.1 (LIMESTONF) FASCIA, TRIM WOOD DEVOE WMA (COUNTRY ROAD) d BARGE BD FRONT DOOR WOODWEIAL DEVOE 3W9 5 (SMOOTH RUST) & ACCENTS REAR'&DF DOOR WO )nVFTAI DEVOE 3W22 1 (LIMESTONE) WINDOWS VINYL FACTORY WHITE GARAGE DOOR EMBOSSED METAL DEVOE 3W22-1 (LIMESTONEI ROOFING COMPOSI I ION PRESIDENRIAI AUTUMN BLEND TEXTURED ALL STUCCO COLORS TO BE AN INTEGRAL COLOR SYSTEM, NOT PAINTED ALL COLORS BASED ON DEVOE PAINT OR EQUAL Plan 1400A shown with Color Scheme B N.1" WOr dM nd neoesaanly carresp=d b pMn elevation Color and Material Schedule - Scheme B (MATERIAL DESCRIPTION FOM COLOR (MAIN BODY SIDw#G9 TUOCO DEVOE 4W17.4 (BASKET TAN) FASCIA, TRIM WOOD DEVOe 1W194 (HONEYSUCKLE WHITE) a BARGE BO FRONT DOOR VIIOODAtTAL DEVOE 3WA26-5 (CRIMSON GLORY) & ACCENTS RkAR/SIDE DOOR WOODIMETAL DEVOE 4WI7 A IBA,SKET TAN) WINDOWS VINYL FACTORY WHITE GARAGE DOOR EMBOSSFDMEiAL DEVOE 4W174 (BASKET TAN) ROOFING COMPOSITION PRESIDENTIAL DARK BROYMI TEXTURED ALL STUCCO COLORS TO BE AN INTEGRAL COLOR SYSTEM, NOT PAINTED ALL COLORS BASED ON DEVOE PAINT OR EQUAL Plan 1400B shown with Color Scheme A Color scheme does not noosssa* a0rlesporld to *n derdbn SP a Nei N Color and Material Schedule - Scheme A MATERIAL DESCRIPTION FINISH COLOR MAN BODY SIDING/STUCCO DEVOE 2W17.2 (DAMASCUS BISQUE) FASCIA, TRIM WOOL) DEVOE 2W1" (CLAY PEBBLE) d BARGE BO FRONT DOOR WOOD?MFTAL DEVOE 2W114 (COSTA CLAY) 8 ACCENTS REARrADE DOOR WOOD KETAL DFVOE 2W17-2 (DAMASCUS BISQUF) WINDOWS VINYL FACTORY WHITE GARAGE DOOR CWWSSED METAL DEVOE 2W17-2 (DAMASCUS BISQUE) ROOFING COMPOSITION PRESIDENIIAI AUTUMN BLEW TEXTURED ALL STUCCO COLORS TO BE AN INTEGRAL COLOR SYSTEM, NOT PAINTED ALL COLORS BASED ON DEVOE PAINT ON EQUAL ATTACHMENTS: Draft Resolution PC 2004-0068 PD-7/Commercial Master Plan of Development (CUP 2003-0112)/ZCH2O03-0063/TTM2003-0037 Proposed Vesting Tentative Tract Map DRAFT RESOLUTION PC 2004-0068 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ATASCADERO RECOMMENDING THAT THE CITY COUNCIL APPROVE VESTING TENTATIVE TRACT MAP 2003-0037, A TWENTY-TWO LOT MAP CONSISTENT WITH A PD -7 OVERLAY ZONE AND COMMERCIAL DEVELOPMENT PLAN OF APN 049-151-037 (2325 El Camino Real / Borges) WHEREAS, an application has been received from Jeff Borges (2325 El Camino Real, Atascadero, CA 93422) Applicant and Property Owner to consider a project consisting of a zone change from RMF -10 (Residential Multi -Family) to RMF -10 / PD -7 (Residential Single -Family with Planned Development Overlay #7) with the adoption of a Master Plan of Development, and a Master Plan of Development (Conditional Use Permit 2003-0112) for five 2 -story commercial buildings, a landscaped tot lot, and a twenty-two lot commercial and residential Tentative Tract Map on APN 049-151-037 and, WHEREAS, the site's General Plan Designation is GC (General Commercial) and MFR (Mult�Family Residential 10 units per acre); and, WHEREAS, the site's current zoning district is CR (Commercial Retail) and RMF - 10 (Residential Mul6Family, 10 units per acre); and WHEREAS, the Planning Commission has recommended that a site be rezoned to include a PD -7 overlay with a combined residential and commercial Master Plan of Development thereby allowing a twentytwo lot subdivision of the site; and, WHEREAS, the laws and regulations relating to the preparation and public notice of environmental documents, as set forth in the State and local guidelines for implementation of the California Environmental Quality Act (CEQA) have been adhered to; and, WHEREAS, a timely and properly noticed Public Hearing upon the subject Tentative Tract Map application was held by the Planning Commission of the City of Atascadero at which hearing evidence, oral and documentary, was admitted on behalf of said application; and, NOW, THEREFORE, the Planning Commission takes the following actions: Section 1. Findings of Approval for Vesting Tentative Tract Map, the Planning Commission of the Ciy of Atascadero finds as follows: 1. The proposed subdivision, design and improvements as conditioned, is consistent with the General Plan and applicable zoning requirements. 2. The proposed subdivision, as conditioned, is consistent with the proposed Planned Development Overlay District #7 and commercial Master Plan of Development (CUP 2003-0112). 3. The site is physically suitable for the type of development proposed. 4. The site is physically suitable for the density of development proposed. 5. The design and improvement of the proposed subdivision will not cause substantial environmental damage or substantially and unavoidably injure fish and wildlife or their habitat. 6. The design of the subdivision will not conflict with easements acquired by the public at large for access through, or the use of property within, the proposed subdivision; or substantially equivalent alternative easements are provided. 7. Covenants, Conditions and Restrictions (CC&R's) shall be required that incorporate the planned development conditions of approval to ensure that the site retains the qualities (architecture, colors, materials, street amenities, fencing, and landscaping) over time. 8. The proposed subdivision design and type of improvements proposed will not be detrimental to the health, safety or welfare of the general public. SECTION 2. Recommendation of Approval. The Planning Commission of the City of Atascadero, in a regular session assembled on April 20, 2004, resolved to recommend that the City Council approval of Vesting Tentative Tract Map (TPM 2003-0037) subject to the following: 1. Exhibit A: Vesting Tentative Tract Map 2003-0037 2. Exhibit B: Conditions of Approval / Mitigation Monitoring Program. BE IT FURTHER RESOLVED that a copy of this Resolution be delivered forthwith by the Planning Commission Secretary to the City Council of the City of Atascadero. AYES: ( ) NOES: ( ) ABSENT: ( ) ABSTAIN: ( ) ADOPTED: CITY OF ATASCADERO, CA Bob Kelly Chairperson Attest: Warren M. Frace Planning Commission Secretary Exhibit A: Vesting Tentative Tract Map 2003-0037 �r I "N �►.i �i yeilE �tNl: Exhibit B: Draft Resolution PC 2004-0068 Tentative Tract Map 2003-0037 Conditions Of Approval / Mitigation Monitoring Program Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure GP: Grading Permit PS: Planning Services BP: Building Permit BS: Building Services 2325 EI Camino Real SIP: Subdivision FD: Fire Department Vesting Tentative Tract Map Improvement Plans FM: Final Map PD: Police Department CE: City Engineer TTM 2003-0037 TO: Temporary Occupancy WW: Wastewater CA: City Attorney FI: Final inspection AMWC: Water Comp. F0: Final Occupancy Planning Services 1. The approval of this Tentative Tract Map shall not become final FM PS and effective following approval of Zone Change 2003-0046 and CUP 2003-0112. 2. Approval of this Tentative Tract Map shall be valid for two years FM PS after its effective date. At the end of the period, the approval shall expire and become null and void unless an extension of time is granted pursuant to a written request received prior to the expiration date. 3. The Community Development Department shall have the authority FM PS to approve minor changes to the project that (1) result in a superior site design or appearance, and/or (2) address a design issue that is not substantive to the Tentative Tract Map and that the Final Map is in substantial conformance with the Tentative Map. 4. The Tract Map shall be subject to additional fees for park or FM PS recreation purposes (QUIMBY Act) as required by City Ordinance. 5. The applicant shall record CC&R's for the subdivision subject to FM PS the review and approval of the City Engineer, City Attorney and Planning Services. The CC&R's shall identify the maintenance responsibilities of all private driveways, sewer facilities, drainage facilities, common parking areas, site lighting, landscape areas, fencing, and other common facilities. The CC&R's shall also state that all exterior colors, exterior materials, yard fencing and site landscaping shall be consistent with the overall master plan of development. 6. The granting of this entitlement shall apply to the property located On going PS at 2325 EI Camino Real (APN 049-151-037) regardless of owner. 7. The Final Map shall be drawn in substantial conformance with the FM PS approved tentative map, and in compliance with all conditions set forth herein, shall be submitted for review and approval in accordance with the Subdivision Map Act and the City's Subdivision Ordinance. 8. The subdivider shall defend, indemnify, and hold harmless the FM PS City of Atascadero or its agents, officers, and employees against any claim or action brought to challenge an approval by the city, or any of its entities, concerning the subdivision. Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure GP: Grading Permit PS: Planning Services BP: Building Permit BS: Building Services 2325 EI Camino Real SIP: Subdivision FD: Fire Department Vesting Tentative Tract Map Improvement Plans FM: Final Map PD: Police Department CE: City Engineer TTM 2003-0037 TO: Temporary Occupancy WW: Wastewater CA: City Attorney FI: Final inspection AMWC: Water Comp. F0: Final Occupancy 9. Affordable Housing Requirement: The applicant shall designate FM PS, CE two deed -restricted units for a 30 -year period. Such units shall be located throughout the project and shall be subject to planning staff approval. 10. Affordable Workforce Housing Prior to recordation of final map, the applicant shall enter into a legal agreement with the City to reserve 1/2 of the units for sale to residents or workers within the City of Atascadero, including the affordable units. The agreement shall include the following provisions: The units shall be offered for sale to residents or workers within the City of Atascadero for a minimum of 60 -days. During this time period offers may only be accepted from Atascadero residents or workers; The applicant shall provide reasonable proof to the City that at least one of the qualified buyers is a resident or worker within the City Limits of Atascadero; The Atascadero resident or worker restriction shall apply to the initial sale only; The applicant shall identify which units will be reserved; and The City Attorney shall approve the final form of the agreement. 11. Street terminus shall require the fo Ilowing, subject to staff GP PS, CE approval: 12. The applicant will be required to record CC&R's for the map that FM PS, CE will include maintenance and access of common areas. 13. Street or access terminus at four locations along the north side of FM PS, CE the site and one location along the west side of site (residential "C" street (Exhibit A) shall require the following, subject to staff approval: Deed notification to each property on the subject street that the street or access will be extended in the future to possible future commercial and residential development, per Exhibit B and TTM Exhibit A. 14. All site work, grading and site improvements shall be consistent FM PS, CE with the Master Plan of Development as shown in Exhibit B, E, F and J. 15. A 3 -foot wide landscape planter shall be located between the FM PS, CE detention basin, parking lot, and off-site residence. 16. Add two on -street parking spaces along "C" street adjacent to FM PS, CE lots 17 and 12. Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure GP: Grading Permit PS: Planning Services 2325 EI Camino Real BP: Building Permit SIP: Subdivision BS: Building Services FD: Fire Department Vesting Tentative Tract Map Improvement Plans FM: Final Map PD: Police Department CE: City Engineer TTM 2003-0037 TO: Temporary Occupancy WW: Wastewater CA: City Attorney FI: Final inspection AMWC: Water Comp. F0: Final Occupancy 17. Add street paver banding at EI Camino Real entry. FM PS, CE 18. Sidewalks fronting lots 20, 21, and 22 to align with lots 5, 17, 18, FM PS, CE and 19 (Not to be against curb). 19. Relocate #12 (lot 21, 22) decorative street lamp to lot 5. FM PS, CE 20. Taper retaining wall location away from drive aisle on lot 3 (SE FM PS, CE corner of building). 21. Final street name selection shall be consistent with the future FM PS, CE street extension, subject to staff approval 22. Provide a letter from the Atascadero Mutual Water Company FM CE stating the minimum expected water available to the site. Amount available must meet minimum requirement specified in the California Fire Code. 23. Note that approved address signage is to be provided. FM CE 24. Note on plans that fire lanes shall be delineated to restrict FM CE parking as required by the Fire Authority. City Engineer Project Conditions Drainage: 25. All drainage facilities shall be designed and constructed in BP PW accordance with the current City of Atascadero Engineering Standards. 26. The applicant shall submit drainage calculations for review and approval of the City Engineer. 27. All drainage basins shall detain the difference in the 2 -year BP PW storm runoff or the undeveloped site and the 50 -year storm runoff of the developed site. The outlet pipe or channel shall be sized for the 2 -year storm peak runoff rate for the undeveloped site at full capacity. 28. The applicant shall address storm water detention to the BP/FM PW satisfaction of the City Engineer, prior to grading and drainage approval, or approval of the final map. 29. A homeowners association, or other funding and maintenance FM PW agreement shall be submitted for approval by the City Engineer and the City Attorney prior to recording the final map. The agreement shall cover scheduled maintenance of the drainage facilities. The maintenance of the facilities shall be equally born by all properties of this development that contribute to the basin 30. Existing drainage patterns from adjacent properties shall not be BP PW obstructed. 31. All drainage from improvements shall cross property lines within BP PW drainage easements. 32. Applicant shall construct all drainage facilities as necessary to BP PW connect to existing facilities in EI Camino Real. City Engineer shall approve final design, prior to construction. Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure GP: Grading Permit PS: Planning Services BP: Building Permit BS: Building Services 2325 EI Camino Real SIP: Subdivision FD: Fire Department Vesting Tentative Tract Map Improvement Plans FM: Final Map PD: Police Department CE: City Engineer TTM 2003-0037 TO: Temporary Occupancy WW: Wastewater CA: City Attorney FI: Final inspection AMWC: Water Comp. F0: Final Occupancy Frontage Improvements: BP PW 33. Project shall include construction of curb, gutter and sidewalk BP PW along entire EI Camino Real frontage. 34. The City Engineer shall approve alignment of frontage BP PW improvements. 35. The entry location of project on EI Camino Real shall be located BP PW in such a location as to provide adequate site distance for vehicles exiting project. 36. All utilities shall be undergrounded on EI Camino Real BP PW Improvement Maintenance: Street Improvements and landscaping. 37. Applicant shall obtain access easements from the adjoining FM PW property owner. If access easements cannot be obtained, the roadway and adjacent facilities must be adjusted so that all improvements are on this property. The final map shall be modified to show this relocation. 38. All street improvements shall be constructed in accordance with BP PW City of Atascadero Engineering Standards. 39. Prior to recording the final map, provisions for the repair and FM PW maintenance of all street and landscaping improvements shall be included in the CC&R's for this tract. Included shall be a mechanism to maintain the streets and landscaping, such as a homeowners association. The City Engineer and City Attorney shall approve the final form prior to recordation. Wastewater: 40. All onsite sewer mains shall be privately owned and maintained. BP PW 41. Prior to recording the final map, provisions for the repair and BP PW maintenance of the private SS shall be included in the CC&R's for this tract. Included shall be a mechanism to maintain the private sewer and structures, such as a homeowners association. The City Engineer and City Attorney shall approve the final form prior to recordation. 42. Applicant shall pay sewer extension (Annexation), Connection BP PW and Reimbursement fees (if applicable) upon issuance of building permit. 43. Gravity mains within the subdivision shall be eight (8) inches in BP PW diameter. 44. Sanitary sewer in EI Camino Real shall be extended across the BP PW entire project frontage. 45. Drainage piping serving fixtures which have flood level rims BP PW located below the elevation of the next upstream manhole cover of the public or private sewer serving such drainage piping shall be protected from backflow of sewage by installing an approved type backwater valve. Fixtures above such elevation shall not discharge through the backwater valve. Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure GP: Grading Permit PS: Planning Services BP: Building Permit BS: Building Services 2325 EI Camino Real SIP: Subdivision FD: Fire Department Vesting Tentative Tract Map Improvement Plans FM: Final Map PD: Police Department CE: City Engineer TTM 2003-0037 TO: Temporary Occupancy WW: Wastewater CA: City Attorney FI: Final inspection AMWC: Water Comp. F0: Final Occupancy 46. All sanitary sewer (SS) mains shall terminate in manholes BP PW unless extension of the main, at some later date, is anticipated. If extension of a SS main is anticipated, said SS main may terminate in a cleanout providing the next downstream manhole is less than 300 linear feet from the cleanout and that the point of termination is not a reasonable location for a SS main angle point or intersection. City Engineer Standard Conditions 47. In the event that the applicant is allowed to bond for the public BP BS improvements required as a condition of this map, the applicant shall enter into a Subdivision Improvement Agreement with the City Council. 48. An engineer's estimate of probable cost shall be submitted for BP PW review and approval by the City Engineer to determine the amount of the bond. 49. The Subdivision Improvement Agreement shall record FM PW concurrently with the Final Map. 50. All public improvements shall be constructed in conformance BP PW with the City of Atascadero Engineering Department Standard Specifications and Drawings or as directed by the City Engineer. 51. The applicant shall enter into a Plan Check/Inspection BP BS agreement with the City. 52. The applicant shall be responsible for the relocation and/or BP PW alteration of existing utilities. 53. The applicant shall install all new utilities (water, gas, electric, BP BS cable TV and telephone) underground. Utilities shall be extended to the property line frontage of each lot or its public utility easement. 54. The applicant shall monument all property corners for BP PW construction control and shall promptly replace them if disturbed. 55. A preliminary subdivision guarantee shall be submitted for BP PW review in conjunction with the processing of the parcel map. 56. All existing and proposed utility, pipeline, open space, or other BP PS/PW easements are to be shown on the parcel map. If there are building or other restrictions related to the easements, they shall be noted on the parcel map. The applicant shall show all access restrictions on the parcel map. 57. Prior to recording the tract map, the applicant shall submit a FM PS/PW map drawn in substantial conformance with the approved tentative map and in compliance with all conditions set forth herein shall be submitted for review and approval by the City in Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure GP: Grading Permit PS: Planning Services BP: Building Permit BS: Building Services 2325 EI Camino Real SIP: Subdivision FD: Fire Department Vesting Tentative Tract Map Improvement Plans FM: Final Map PD: Police Department CE: City Engineer TTM 2003-0037 TO: Temporary Occupancy WW: Wastewater CA: City Attorney FI: Final inspection AMWC: Water Comp. F0: Final Occupancy accordance with the Subdivision Map Act and the City's Subdivision Ordinance. 58. Prior to recording the tract map, the applicant's surveyor shall FM PW set monuments at all new property corners or shall indicate, by certificate on the final map, that corners have been set or shall be set by a date specific and that they will be sufficient to enable the survey to be retraced. 59. Prior to recording the tract map, the applicant shall pay all FM BS outstanding plan check/inspection fees. 60. Prior to recording the tract map, the applicant shall have the FM PW map reviewed by all applicable public and private utility companies (cable, telephone, gas, electric, Atascadero Mutual Water Company). The applicant shall obtain a letter from each utility company, which indicates their review of the map. The letter shall identify any new easements, which may be required by the utility company. A copy of the letter shall be submitted to the City. New easements shall be shown on the parcel map. 61. Upon recording the final map, the applicant shall provide the FM PW City with a black line clear Mylar (0.4 mil) copy and a blue line print of the recorded map. Atascadero Mutual Water Company 62. Before the recording of the final map, the applicant shall submit BP BS, PS, CE plans to AMWC for the water distribution facilities needed to serve the project. AMWC shall review and approve the plans before construction begins on the water system improvements. All water distribution facilities shall be constructed in conformance with AMWC Standards and Details and the California Waterworks Standards (Code of Regulations Title 22, Division 4, Chapter 16). All cross -connection devices shall conform to AWWA and California Department of Health Services standards. 63. Before the start of construction on the water system BP BS, PS, CE improvements, the applicant shall pay all installation and connection fees required by AMWC. Subject to the approval of AMWC, the applicant may enter in to a "deferred connection" agreement. 64. Before issuance of building permits, the applicant shall obtain a BP BS, PS, CE "Will Serve" letter from AMWC for the newly created lots within the subdivision. Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure GP: Grading Permit PS: Planning Services BP: Building Permit BS: Building Services 2325 EI Camino Real SIP: Subdivision FD: Fire Department Vesting Tentative Tract Map Improvement Plans FM: Final Map PD: Police Department CE: City Engineer TTM 2003-0037 TO: Temporary Occupancy WW: Wastewater CA: City Attorney FI: Final inspection AMWC: Water Comp. F0: Final Occupancy 65. The applicant shall provide AMWC with easements for those BP BS, PS, CE water facilities proposed for operation and maintenance by AMWC that are constructed outside of publicly maintained right- of-ways. AMWC shall review the form and content of the easements before recordation. 66. The applicant shall submit a hydraulic analysis with the first plan BP BS, PS, CE check submittal of the water system improvements for the project. The analysis should take into account the fire flows required by the Uniform Fire Code and requirements of the California Waterworks Standards. The applicant is responsible for designing and constructing water system improvements that will provide water at pressures and flows adequate for the domestic and fire protection needs of the project. 67. The applicant shall obtain a separate landscape -irrigation BP BS, PS, CE meter(s) from AMWC for the common areas within the project. 68. Landscaping for the common areas shall be drought -tolerant. BP BS, PS, CE BP BS, PS, CE 69. Before construction of the water system improvements, AMWC shall review and approve the landscape plans for the common areas within the project. The landscape plan submittal shall incorporate the following: 70. Before construction of the water system improvements, AMWC BP BS, PS, CE shall review and approve the irrigation plans for the common areas within the project. The irrigation plan submittal shall include the following: • Landscape irrigation meter location and size. • Backflow prevention device type, location, and manufacturer • Flow and precipitation rate for each circuit • Irrigation schedules including schedules for establishment period and post establishment period • Total anticipated water application per circuit per month for both schedules • Total landscape water application. • Use drip irrigation where ever possible • A check valve shall be installed on the lowest head in each sprinkler circuit Mitigation Measures Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure GP: Grading Permit PS: Planning Services BP: Building Permit BS: Building Services 2325 EI Camino Real SIP: Subdivision FD: Fire Department Vesting Tentative Tract Map Improvement Plans FM: Final Map PD: Police Department CE: City Engineer TTM 2003-0037 TO: Temporary Occupancy WW: Wastewater CA: City Attorney FI: Final inspection AMWC: Water Comp. F0: Final Occupancy Mitigation Measure 1.c.1: The following landscape mitigations shall BP BS, PS, CE 1.c.1 apply: ■ Proposed fencing location and height shall comply with Atascadero Municipal Code. ■ The project landscaping shall include residential front yards, street facing side yards, EI Camino Real frontage, and a minimum 1 street tree per front yard and side street facing yard. ■ The on-site storm water and drainage detention basin shall be landscaped with plant materials compatible with the surrounding area while allowing the basin to function as engineered for storm water management. ■ All proposed trees shall be shade trees of a minimum 15 -gallon size and double staked. Mitigation Measure 1.c.2: The proposed homes shall include the use of BP BS, PS, CE 1.c.2 earth -tone paint and roof colors designed to blend with the surrounding residential environment and reduce the potential for reflected light and glare. Mitigation Measure 1.d.1: If exterior street lighting is proposed, it shall BP BS, PS, CE 1.d.1 be designed to eliminate any off site glare. All exterior site lights shall utilize full cut-off, "hooded" lighting fixtures to prevent offsite light spillage and glare. Any luminaire pole height shall not exceed 16 -feet in height, limit intensity to 2.0 foot candles at ingress/egress, and otherwise 0.6 foot candle minimum to 1.0 maximum within the private street. Fixtures shall be shield cut-off type and compatible with neighborhood setting, subject to staff approval. In addition, individual exterior home -owner lighting shall be restricted through CC&R's and individual lot deed -restriction to prohibit high- intensity lighting in excess of one -foot candle, limited in fixture height to not exceed 10 feet, and utilize full cut-off, "hooded" lighting fixtures to prevent offsite light spillage and glare. Mitigation Measure 3.b.1: The project shall be conditioned to comply BP, GP BS, PS, CE 3.b.1 with all applicable District regulations pertaining to the control of fugitive dust (PM -10) as contained in sections 6.3, 6.4 and 6.5 of the April 2003 Air Quality Handbook. Section 6.3: Construction Equipment ■ Maintain all construction equipment in proper tune according to manufacturer's specifications. ■ Fuel all off-road and portable diesel powered equipment, including but not limited to bulldozers, graders, cranes, loaders, scrapers, backhoes, generator sets, compressors, auxiliary power units, with ARB certified motor vehicle diesel fuel (Non - taxed version suitable for use off-road). ■ Maximize to the extent feasible, the use of diesel construction equipment meeting the ARB's 1996 or newer certification Conditions of Approval / Mitigation Monitoring Program 2325 EI Camino Real Vesting Tentative Tract Map TTM 2003-0037 Timing GP: Grading Permit BP: Building Permit SIP: Subdivision Improvement Plans FM: Final Map TO: Temporary Occupancy FI: Final inspection F0: Final Occupancy Responsibility /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer WW: Wastewater CA: City Attorney AMWC: Water Comp. Mitigation Measure standard for off-road heavy-duty diesel engines. ■ Install diesel oxidation catalysts (DOC), catalyzed diesels particulate filters (CDPF) or other District approved emission reduction retrofit services (Required for projects grading more than 4.0 acres of continuously worked area). Section 6.4: Activity Management Techniques ■ Develop a comprehensive construction activity management plan designed to minimize the amount of large construction equipment operating during any given time period. ■ Schedule of construction truck trips during non -peak hours to reduce peak hour emissions. ■ Limit the length of the construction workday period, if necessary. ■ Phase construction activities, if appropriate. Section 6.5: Fugitive PM10 All of the following measures shall be included on grading, demolition and building plan notes: A Reduce the amount of the disturbed area where possible. B Use of water trucks or sprinkler systems in sufficient quantities to prevent airborne dust from leaving the site. Increased watering frequency would be required whenever wind speeds exceed 15 mph. Reclaimed (non -potable) water should be used whenever possible. C All dirt stockpile areas should be sprayed daily as needed. D Permanent dust control measures identified in the approved project re -vegetation and landscape plans should be implemented as soon as possible following completion of any soil disturbing activities. E Exposed ground areas that are plann4ed to be reworked at dates greater than one month after initial grading should be sown with a fast -germinating native grass seed and watered until vegetation is established. F All disturbed soil areas not subject to re -vegetation should be stabilized using approved chemical soil binder, jute netting, or other methods approved in advance by the APCD. G All roadways, driveways, sidewalks, etc, to be paved should be complete as soon as possible. In addition, building pads should be laid as soon as possible after grading unless seeding or soil binders are used. H Vehicle speed for all construction vehicles shall not exceed 15 mph on any unpaved surface at the construction site. I All trucks hauling dirt, sand, soil, or other loose materials are to be covered or should maintain at least two feet of freeboard (minimum vertical distance between top of load and top of trailer) in accordance with CVC Section 23114. J Install wheel washers where vehicles enter and exit unpaved roads onto streets, or was off trucks and equipment leaving the site. K Sweep streets at the end of each day if visible soil material is carried onto adjacent paved roads. Water sweepers with reclaimed water should be used where feasible. Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure GP: Grading Permit PS: Planning Services BP: Building Permit BS: Building Services 2325 EI Camino Real SIP: Subdivision FD: Fire Department Vesting Tentative Tract Map Improvement Plans FM: Final Map PD: Police Department CE: City Engineer TTM 2003-0037 TO: Temporary Occupancy WW: Wastewater CA: City Attorney FI: Final inspection AMWC: Water Comp. F0: Final Occupancy The contractor or builder shall designate a person or persons to monitor the dust control program and to order increased watering, as necessary, to prevent transport of dust off site. The name and telephone number of such persons shall be provided to the APCD prior to land use clearance for map recordation and land use clearance for finish grading of any structure. Mitigation Measure 4.e.1: The building permit site plan shall identify all BP PS, BS, CE 4.e.1 protection and enhancement measures recommended by the Certified Arborist in the Tree Protection Plan. Tree protection fencing shall be installed at the locations called out in the Tree Protection Plan. Mitigation Measure4.e.2: All tree removals shall be mitigated as BP PS, BS, CE 4.e.2 prescribed by the Atascadero Native Tree Ordinance. ($8,658.33) Conditions of Approval / Mitigation Monitoring Program 2325 EI Camino Real Vesting Tentative Tract Map TTM 2003-0037 Timing GP: Grading Permit BP: Building Permit SIP: Subdivision Improvement Plans FM: Final Map TO: Temporary Occupancy FI: Final inspection F0: Final Occupancy Responsibility /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer WW: Wastewater CA: City Attorney AMWC: Water Comp. Mitigation Measure Mitigation Measure 4.e.3: The developer shall contract with a certified BP, GP PS, BS, CE 4.e.3 arborist during all phases of project implementation. The certified arborists shall be responsible for monitoring the project during all phases of construction through project completion, as follows: (a) A written agreement between the arborist and the developer outlining a arborist monitoring schedule for each construction phase through final inspection shall be submitted to and approved by planning staff prior to the issuance of building/grading permits. (b) Arborist shall schedule a pre-construction meeting with engineering /planning staff, grading equipment operators, project superintendent to review the project conditions and requirements prior to any grubbing or earth work for any portion of the project site. All tree protection fencing and trunk protection shall be installed for inspection during the meeting. Tree protection fencing shall be installed at the line of encroachment into the tree's root zone area. (c) As specified by arborist report and City staff: (See Attachment 4) ■ Fencing: Must be a minimum of 4' high, chain link, snow or safety fence staked at the drip-line or line of encroachment for each tree or group of trees. Tree fencing shall be erected before demolition, grading, or construction begins. The owner shall be responsible for maintaining an erect fence throughout the construction period. The arborist(s) shall inspect the fence placement once it is erected. This is mandatory for this project. ■ Soil Aeration Methods: Soils under drip-lines that have been compacted by heavy equipment and/or construction activities must be returned to their original state before all work is completed. Methods include waterjetting, adding organic matter, and boring small holes with an auger (18" deep, 2-3' apart with a 24" auger) and the application of moderate amounts of nitrogen fertilizer. The arborist shall advise. ■ Chip Mulch: All areas within the drip-line of the trees that cannot be fenced shall receive a 4-6" layer of chip mulch to retain moisture, soil structure and reduce the effects of soil compaction. ■ Trenching within the Drip-line: All trenching under drip-lines of native trees shall be hand dug, augured or bored. All major roots shall be avoided whenever possible. All exposed roots larger than 1" in diameter shall be 'clean cut with a sharp pruning tool and not left ragged. ■ Grading within drip-line: Grading should not encroach within the drip-line. If grading is necessary, construction of retaining walls or tree wells or other protection measures may be necessary to insure the survivability of the trees. Chip mulch 4- 6" in depth may also be required in these areas. Conditions of Approval / Mitigation Monitoring Program 2325 EI Camino Real Vesting Tentative Tract Map TTM 2003-0037 Timing GP: Grading Permit BP: Building Permit SIP: Subdivision Improvement Plans FM: Final Map TO: Temporary Occupancy FI: Final inspection F0: Final Occupancy Responsibility /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer WW: Wastewater CA: City Attorney AMWC: Water Comp. Mitigation Measure ■ Grading should not disrupt the normal drainage pattern around the trees. Fills should not create a pending condition and excavations should not leave the tree on a rapidly draining mound. Grading shall be done by hand underneath the drip - lines to avoid tearing any roots. ■ Exposed Roots: Any exposed roots shall be recovered the same day they were exposed. If they cannot, they must be covered with burlap or another suitable material and wetted down 2X per day. ■ Paving within the Drip -line: Pervious surfacing is preferred within the dripline of any oak trees. Arborist(s) will advise. ■ Equipment Operation: Vehicles and all heavy equipment shall not be driven under the trees, as this will contribute to soil compaction. ■ Existing Surfaces: The existing ground surface within the drip - line of all oak trees shall not be cut, filled, compacted or pared. ■ Construction materials and waste: No liquid or solid construction waste shall be dumped on the ground within the drip -line of any oak tree. ■ Arborist Monitoring: An arborist shall be present for selected activities (trees identified on spreadsheet — See attachment 5) and pre -construction fence placement. The monitoring does not necessarily have to be continuous but observational at times during the above activities. ■ Pre -Construction Meeting: An on-site pre -construction meeting with the Arborist, owner, planning staff, and the earth moving team shall be required for this project. Prior to final occupancy, a letter from the arborist shall be required verifying the health/condition of all impacted trees and providing any recommendations for any additional mitigation. The letter shall verify that the arborist was on site for all grading and/or trenching activity that encroached into the drip -line of the selected native trees, and that all work done in these areas was completed to the standards set forth above. The total number of native trees to be removed for this project is 13 with a dbh of 379.5 inches. (d). Upon project completion and prior to final occupancy a final status report shall be prepared by the project arborist certifying that the tree protection plan was implemented, the trees designated for protection were protected during construction, and the construction -related tree protection measures are no longer required for tree protection. Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure GP: Grading Permit PS: Planning Services BP: Building Permit BS: Building Services 2325 EI Camino Real SIP: Subdivision FD: Fire Department Vesting Tentative Tract Map Improvement Plans FM: Final Map PD: Police Department CE: City Engineer TTM 2003-0037 TO: Temporary Occupancy WW: Wastewater CA: City Attorney FI: Final inspection AMWC: Water Comp. F0: Final Occupancy Mitigation Measure 5.a.1: The proposed project shall incorporate the BP PS, BS 5.a.1 Secretary of the Interior's Standards and Illustrated Guidelines for Rehabilitating Historic Buildings. The standards shall apply to the exterior rehabilitation of the Colony house and proposed landscape improvements to the overall project site, subject to staff review and approval. Mitigation Measure 5.a.2: Replacement of any exterior materials or BP PS, BS 5.a.2 design features on the original colony house shall be consistent with the Secretary of the Interior's Standards and Illustrated Guidelines for Rehabilitating Historic Buildings. This shall include the replacements of any doors and windows with solid wood framing of similar design and appearance. Vinyl, vinyl -cladding, and metal materials are not permitted. Mitigation Measure 5.a.3: The proposed project shall include BP PS, BS 5.a.3 Covenants, Conditions and Restrictions (CC&R's) or equivalent mechanism that incorporate the planned development conditions of approval to ensure that the site retains the historic qualities (historic buildings, architecture, colors, materials, fencing, and landscaping) over time. Mitigation Measure 5.a.4: The new detached garage to be constructed BP PS, BS 5.b.1 on the colony house lot shall be of similar design as the existing original wood sided garage with wood doors and windows. The garage shall incorporate a pair of single or double -hung wood windows on each side and wood door design. A wood door may be added to any side. The garage door shall be constructed of wood and have an architectural appearance similar to the existing paired garage doors. The garage door may be of roll -up function. The garage driveway shall have a 20 - foot minimum depth driveway. Mitigation Measure 5.b.1: Should any cultural resources be unearthed BP PS, BS 5.b.1 during site development work, the provisions of CEQA -Section 15064.5, will be followed to reduce impacts to a non-significant level. Mitigation Measure 6.b.1: The grading permit application plans shall GP PS, BS, CE 6.b.1 include erosion control measures to prevent soil, dirt, and debris from entering the storm drain sys tem during and after construction. A separate plan shall be submitted for this purpose and shall be subject to review and approval of the City Engineer at the time of Building Permit application. Mitigation Measure 6.c.1.: A soils report shall be required to be BP, GP PS, BS, CE 6.c.1 submitted with a future building permit by the building department. Mitigation Measure 8e.f.1: A Storm water Pollution Prevention Plan GP PS, BS, CE 8.e.f.1 (SWPPP)/Erosion Control Plan shall be submitted and approved by the City Engineer prior to the issuance of the building permit. The plan shall include storm water measures for the operation and maintenance of the project for the review and approval of the City Engineer. The Building Permit application plans shall identify Best Management Practices (BMPs) appropriate to the uses conducted on site that effectively prohibit the entry of pollutants into storm water runoff. Conditions of Approval / Mitigation Monitoring Program 2325 EI Camino Real Vesting Tentative Tract Map TTM 2003-0037 Timing GP: Grading Permit BP: Building Permit SIP: Subdivision Improvement Plans FM: Final Map TO: Temporary Occupancy FI: Final inspection F0: Final Occupancy Responsibility /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer WW: Wastewater CA: City Attorney AMWC: Water Comp. Mitigation Measure Mitigation Measure 8.e.f.2: The developer is responsible for ensuring GP PS, BS, CE 8.e.f.2 that all contractors are aware of all storm water quality measures and that such measures are implemented. Failure to comply with the approved construction Best Management Practices will result in the issuance of correction notices, citations, or stop orders. Mitigation Measure 11.d.1: All construction activities shall comply with BP, GP PS, BS, CE 11.d.1 the City of Atascadero Noise Ordinance for hours of operation, and as follows: Construction activities shall be limited to the following hours of operation: • 7 a.m. to 7 p.m. Monday through Friday • 9 a.m. to 6 p.m. Saturday • No construction on Sunday Further, particularly loud noises shall not occur before 8 a.m. on weekdays and not at all on weekends. The Community Development Director upon a determination that unusually loud construction activities are having a significant impact on the neighbors may modify the hours of construction. Failure to comply with the above-described hours of operation may result in withholding of inspections and possible construction prohibitions, subject to the review and approval of the Community Development Director. A sign shall be posted on-site with the hours of operation and a telephone number of the person to be contacted in the event of any violations. Staff shall approve the details of such a sign during the Grading Plan/Building Permit review process.